Does Home Insurance Cover Roof Replacement

Your roof is the first line of defense for your home against elements such as wind, rain, heat, and hail. It's also one of the most common reasons for homeowners to file insurance claims.

Roof claims in the United States are expected to exceed $19 billion in 2021, accounting for nearly one-third of all property loss dollars, according to analytics firm Verisk.

In most cases, insurers will pay these claims. But there's no guarantee you'll get a new roof if your current one is damaged.

Although it's safe to assume that a standard homeowners policy will cover the cost of replacing a roof damaged or destroyed by unforeseen events, it's critical to be aware of coverage exceptions and limitations.

These exceptions range from deterioration caused by age to damage caused by overgrown tree branches. In addition, if you live in a disaster-prone area, you may be required to pay a separate deductible for any damage caused by events such as tornadoes and hurricanes in order to receive a replacement.

Let's go over some of the most important things to know about roof replacement coverage, as well as what steps to take to ensure your policy will help you keep a roof over your head.

Roof insurance coverage explained

A roof is an important structural component of a house. As a result, the dwelling or structural portion of any standard homeowner's policy will cover a roof against a variety of named perils. If you want more protection, you can purchase additional coverage.

If your roof is damaged or destroyed in a disaster or other uncontrollable event, you will be able to file a claim as long as you pay your premiums on time. Once you've been approved for a new roof, you must pay your homeowner's insurance premium before your insurance will cover the rest. Depending on where you live and the type of damage to your roof, you may be required to pay multiple deductibles, such as a hail or hurricane deductible in addition to your homeowners deductible.

What’s covered by homeowners insurance?

A homeowners policy will typically cover the cost of a roof replacement if the damage was caused by any of the following:

Hurricanes
Tornadoes
Lightning
Fire and smoke
Weight of snow, ice and rain
Hail damage
Windstorm damage
Vandalism

What’s not covered by homeowners insurance?

Roof damage caused by something within the homeowner's control is less likely to be covered by insurance. If the damage can be traced back to any of the following, you will not be reimbursed:

Older roofing. Although it may be tempting to wait until a disaster strikes before replacing your roof, this is not the best way to win over insurers. When a roof is over 20 years old, insurance can be difficult to obtain.
Poor maintenance. Insurers will not pay to replace a roof that leaks due to wear and tear or maintenance issues.
Overgrown trees. If you haven't trimmed your trees in a while and an overgrown branch punches through your roof, your insurance company is unlikely to pay for repairs or replacement.
Pest damage. Roof damage caused by pests such as rodents and termites is typically not covered by a standard policy.
Cosmetic damage. If a hailstorm only caused a few small dings in your roof shingles, your insurer may classify that as cosmetic damage, which is not covered.
Ice dams. Ice accumulation on your roof's eaves can cause roof damage that isn't always covered by insurance. Because ice dams form when snow buildup is not removed on a regular basis, this would be considered a maintenance issue.

How a roof’s age affects insurance

The age of a roof is the most important indicator of whether or not it can be insured, as well as how much a policy will pay out for a roof replacement.

Roof damage coverage is more difficult to obtain on older roofs. This is because deterioration makes a roof more vulnerable to damage, increasing the likelihood that the homeowner will file a claim. In fact, once a roof reaches a certain age or condition, an insurer may refuse to renew a policy until the homeowner pays for the replacement out of pocket.

A roof that is more than 20 years old is generally ineligible for a traditional homeowners insurance policy unless it can pass an inspection. The roof could only be covered for its actual cash value, or its value after depreciation, rather than its full replacement cost. As a result, your insurance payout would cover a portion of the replacement cost but not the cost of new materials and labor.

Separate deductibles

Homeowners who live in an area where major storms occur frequently may be required to pay a separate deductible to cover damage from wind, hail, and hurricanes.

In coastal states where hurricanes are common, homeowners must pay a separate deductible whenever a named storm causes damage. Wind and hail deductibles are required for homeowners in tornado-prone states to cover the cost of a damaged roof.

Keeping costs down

The national average for installing a new roof is around $14,000. The condition of your roof, as one of the most expensive items in your home, can have a significant impact on the cost of your homeowners insurance. Here are some steps you can take to reduce your premiums while keeping your roof in good condition.

Maintain your roof on a regular basis to keep it in good condition.
Arrange for regular inspections.
Clean out gutters and debris.
Maintain tree trimming.
Check that the roof is not collecting water and ice.
Invest in long-lasting roofing materials.

Improving the odds

There are a few things you can do to increase the likelihood that your insurer will cover the cost of replacing your roof.

Take before and after photos of your roof. You should provide your insurer with clear evidence of what caused the damage.

Look for a reputable roofing company. An experienced roofer can inspect your roof, identify damage, and even prepare a report for your insurance company. If you do not hire your own inspector, the insurance company will send a third-party inspector of their choice, who may be acting in the insurer's best interests rather than yours. This search can be aided by the Better Business Bureau.

Follow the procedures for filing claims. Make sure you file a detailed claim within the time frame specified by the insurer. Even if your claim is denied, you can gather more evidence and file an appeal.