Does homeowners insurance cover roof replacement? Damage vs age
5 minute read
Only when something sudden damaged it, like wind, hail, a fallen tree or fire. Insurance doesn't replace a roof because it is old or worn out. And on many policies an older roof is paid at its depreciated value, so a 15-year-old roof may bring a check for well under half of what a new one costs.
When insurance pays for a new roof
The roof is part of the house, so it falls under your dwelling coverage. It is paid for when the damage comes from a covered peril. The common ones for roofs:
- Wind that lifts or tears off shingles.
- Hail that cracks or bruises shingles or dents metal.
- A tree or large branch that falls on it.
- Fire or lightning.
- The weight of ice or snow, on most policies.
Whether you get a patch or a whole new roof depends on how much is damaged and whether a repair can be done properly. If the damaged shingles can't be matched, or the damage is spread across most of the roof, many adjusters will write a full replacement.
When it won't: age and wear
A roof that has simply reached the end of its life is maintenance, not a claim. Curling shingles, granules washing off, and leaks around old flashing are wear. An adjuster who finds wear and no storm damage will deny the claim, and that is one of the most common roof denials.
Some insurers also refuse to renew a policy, or offer only limited roof cover, once the roof passes a certain age. Check your policy and renewal notices for the roof's age and any special terms.
Roof schedules and actual cash value
Even when a storm is to blame, more and more policies pay for older roofs at actual cash value rather than replacement cost. That means depreciation for the roof's age comes off the payment. Some policies use a printed roof payment schedule that sets the share by age and material instead.
- Replacing the roof
- $18,000
- Less depreciation (15 of 25 years)
- -$10,800
- Actual cash value
- $7,200
- Less your deductible
- -$2,000
- Paid
- $5,200
An example, not a typical claim. On a replacement cost policy, the depreciation is usually paid once the new roof is on. On an actual cash value roof policy it isn't paid at all.
Whether that money comes back later is explained in our guide to recoverable depreciation, and the two ways of paying are compared in actual cash value vs replacement cost.
Building codes and the extra cost
If local code requires something the old roof didn't have, such as new underlayment or ventilation, the cost of bringing it up to code may only be paid if you have ordinance or law coverage. Many policies include a small amount, often a share of the dwelling limit. Ask your adjuster to list code items separately so you can see what is and isn't paid.
How to file a roof claim
- Note the date of the storm and keep a weather report or news story about it.
- Photograph the damage from the ground, and any shingles or debris in the yard. Don't climb on a damaged roof.
- Cover holes with a tarp to stop more water getting in, and keep the receipt.
- Report the claim and ask for an inspection. Be there when the adjuster comes.
- Get your own roofer's estimate so you have something to compare with the insurer's.
Many policies, and some states, set a time limit for filing after a storm, often a year or two. Check your policy before you wait to see if the leak gets worse.
What about the things inside?
If rain came in through a storm-damaged roof, the ceiling, walls and the belongings it soaked are part of the same claim. Ruined furniture, rugs, electronics and stored boxes are paid under your personal property coverage, with their own list. That list is often forgotten while everyone talks about shingles.
Questions to ask the adjuster
- Is the roof being paid at replacement cost or actual cash value, and why?
- How many squares of roofing are in the estimate, and does that match my roofer's measurement?
- Are the gutters, vents, flashing and drip edge included, or only the shingles?
- Can the damaged shingles be matched? If not, why is this a repair rather than a replacement?
- Are building code items listed separately, and does my policy include ordinance or law coverage?
- What do I need to send to get the rest of the money once the work is done?
Write the answers down, or better, ask for them by email. A roof estimate is long and full of codes, and it is much easier to compare with your roofer's when you know which parts you are looking at.
If the claim is denied
Ask for the reason in writing, and for the adjuster's photos and report. If they called it wear and you believe it was the storm, a roofer's written opinion with dated photos is the strongest answer. Our guide to an insurance claim that was denied covers the next steps.
Where Indemnia helps
Indemnia builds the contents side of a roof claim: photograph the soaked rooms and it lists what it sees, with today's prices, and adds purchases it finds in your email receipts.
Words in this guidePerilActual cash value (ACV)Depreciation
More guidesHouse fire inventory list: how to list everything you lostRecoverable depreciation: how to get your withheld money backInsurance claim without receipts: how to prove what you ownedHow to read a depreciation schedule from your insurerActual cash value vs replacement cost: what it means for your belongingsWhat a public adjuster does, what they charge, and when to hire oneHow long does a home insurance claim take?How much personal property coverage do you need?Home inventory checklist, room by room, with a free templateLoss of use coverage: what your policy pays while you can't live at homeInsurance claim denied? Why it happens and how to appealHow to file a renters insurance claim, step by stepProof of loss: what the form asks for, with a free worksheetWhat is a loss report? What goes in one, with an exampleWhat to do after a house fire: a checklist for the first 30 daysDoes homeowners insurance cover water damage? What's covered and what isn'tWhat does an insurance adjuster do? What to say, and what not toHomeowners insurance coverages A, B, C and D, explainedDoes homeowners insurance cover theft? Limits, valuables and how to claimDoes homeowners insurance cover mold? When it's covered and when it isn'tDoes homeowners insurance cover tree removal? Fallen trees explainedDoes homeowners insurance cover hail damage? Roofs, cars and deductiblesHow much renters insurance do you need? A quick way to work it outThe appraisal clause: what to do when you disagree with your insurer's number
Start your inventory
Water came through the roof? Start the list of what it ruined. Your first 150 items are free.