Will Insurance Cover My Roof Replacement?

Replacing a damaged roof through homeowners insurance can be a stressful process. In some cases, insurance may cover the cost, but it all depends on the type of damage, your policy and how well you navigate the claims process.

Ultimately, what is covered by insurance is governed by the terms of your policy. Make sure you are familiar with its terms, preferably prior to purchasing the policy. This guide will help you understand what roof damage is covered by insurance, when repairs or replacements are necessary and how to successfully file a claim to maximize your coverage.

What Types of Roof Damage Qualify for Insurance Coverage?

Your roof is constantly exposed to elements that can cause serious damage — some unpredictable and others preventable. While certain types of damage may be covered by insurance, others fall under the homeowner’s responsibility. Understanding these risks can help you protect your roof and avoid costly repairs.

Unpredictable Damage

Some types of damage to your home are completely out of your control, and may or may not be typically covered by insurance:

• Weather Damage: Hail can damage shingles and your roof deck. Fortunately, insurance often covers damage from unexpected weather events.
• Natural Disasters: Flood damage and earthquakes are usually not covered by your home insurance, unless you purchased an insurance policy that specifically covers those damages. Hurricane coverage typically covers damage from strong winds, but your insurance policy may have a separate deductible for hurricane damage. Check with your insurance provider about wildfire coverage, as it is not always included in your insurance plan.
• Damage From Pests: Squirrels, birds, raccoons, possums and many other types of pests can settle down on top of your home, pulling up shingles and accelerating the wear and tear of your roof. Most insurance providers do not cover damage from pests, so you’ll need to deal with those animals the second you notice them.

Predictable Damage

Predictable damage is caused by events that are relatively within your control and sometimes even expected. Insurance providers are less likely to cover repairs or replacements caused by this type of damage. Proactive maintenance is one of the best ways to protect your roof and avoid having future claims denied.

• Damage From Trees: While you won’t always know when a tree will fall on your roof, you can do a lot to prevent it from happening. Trim branches, clean debris from trees that fall onto your roof and cut down unstable trees. While home insurance plans often cover tree damage from wind storms or other accidents, they won’t cover the damage if the tree fell from neglect or improper maintenance.
• Improper Installation: Underdriven nails, inadequate shingle coverage, an improper seal on the shingle — countless variables could go wrong in a roof installation if the contractor is inexperienced. Insurance won’t cover this kind of damage. Instead, you’ll need to pursue a claim with the company that installed your roof.
• Excessive Roof Attachments: Attaching roof accessories like solar panels, security cameras or security lights, when done improperly, can create holes that allow water to get in and damage your roof. Insurance companies may classify this damage as “intentional,” and your damage will not be covered. That’s why we generally recommend against attaching objects to your shingle roof.

Replacement Cost Value (RCV) vs. Actual Cash Value (ACV): Understanding Your Policy

How much money you receive from the insurance company depends primarily on whether you have a Replacement Cost Value (RCV) or an Actual Cash Value (ACV) policy.

• Actual Cash Value (ACV): An ACV policy pays you for the depreciated value of your older roof. This means the insurance payout will be for what your roof is worth at the time of the claim, not what it costs to install a new one. With an ACV policy, you will almost certainly have to pay a significant amount out-of-pocket to cover the full
  replacement cost.
• Replacement Cost Value (RCV): An RCV policy is designed to cover the full cost to replace your roof with a new version of itself, minus your deductible. Typically, the insurer first sends a check for the actual cash value. Then, after you provide proof that the work has been completed, they send a second check for the remaining amount.

Common Questions When Preparing for Roof Replacement

It may be hard to get a straight answer from home insurance providers when seeking a roof replacement. The straightest answer you can get is usually “it depends.” Vince Lefton from Bulldog Enterprises in Florida addressed this nuance for us:

“When an insurance company is determining coverage on a claim, it is based on what has caused the damage to the roof. For example, was it caused by wind or hail? Or a tree falling onto the roof damaging the shingles? When looking at a weather related event, they take many factors into consideration.” 

It’s important to read through your policy to get a clear understanding of what damages your homeowners insurance cover. We’ll cover a basic understanding of when your insurance can cover roof replacements.

Does homeowners insurance cover roof damage? 

According to Allstate Insurance, roof damage coverage depends on the cause of the damage. The dwelling coverage in an insurance policy generally protects your home’s roof from certain damages (many of which we discussed above). 

Does homeowners insurance cover roof leaks?

According to Progressive Insurance, dwelling coverage can also contribute to damage caused by leaks. This also may include any water damage from the roof leak that affects the rest of your home.

Do I contact insurance first or contact a roofing company?

To the untrained eye, it’s hard to tell whether your roofing damage requires repairs or replacement. Kyle Donoghue, Owner of Dupage Construction and President of Dupage Adjusters, suggests it’s best to discuss options with your contractor before going to your insurance provider:

“The issue causing the [damage] may be a minor repair that a contractor can fix without involving insurance. If the insurance company sends an adjuster, the claim will go on the homeowner’s record and if the repair cost doesn’t exceed the deductible, they’ll end up paying out of pocket anyway.”

When to Repair vs When to Replace

From the condition of your roof to the availability of your shingles, there are several variables that can help guide your decision for a roof replacement or repair. Your contractor is best equipped to make that determination — talk with them and schedule an inspection to assess whether you need a repair or a replacement.

Roof Replacement Insurance Claim Process

If you’ve discussed your roof’s repair needs with your contractor and insurance agent and found a path forward, it’s time to start the claim process with your insurance company.

Document the Damage

Before you do anything else, take photos and videos of the damage from a safe location. This documentation is essential for your claim.

Contact Your Insurance Company

Contact your insurance agent to review your policy and confirm what is covered. They can guide you through the claims process, explain your deductible and provide insight into any potential limitations or exclusions. Then, file your claim.

Get a Professional Inspection

Your insurance company will likely require an inspection to assess the damage and estimate the repair or replacement costs. Have a reputable roofing contractor inspect the damage. They can provide a detailed report and estimate for the repair or replacement, which will be useful when the insurance adjuster assesses the damage.  Multiple estimates ensure you receive fair coverage for necessary repairs.

Review the Settlement

Once your claim is approved, carefully review the estimate from your insurer. Compare it to the estimate from your contractor to ensure all necessary work is accounted for.

Select a Contractor

Once your claim is approved, find a reputable contractor to complete the work. 

Avoid rushing into a decision — take time to verify credentials, read reviews and get a detailed contract before moving forward. Also avoid “storm-chasers,” or people who represent themselves as roofing or insurance experts. They may try to get you to sign a “contingency agreement” that legally binds your claim to their company.

Navigating Your Claim: What to Do if the Insurance Estimate Is Too Low

It’s not uncommon for the initial insurance estimate to be lower than your contractor’s quote. Insurance companies may leave out line items for essential work or materials. If this happens, you have options:

• Supplement Your Claim: You can work with your contractor to provide documentation and justification to the insurance company for the additional costs. Insurance companies often respond better to requests directly from the policyholder.
• Pay the Difference Out-of-Pocket: You can use the insurance money to cover the cost for most of the project and pay the remaining balance yourself.
• Finance the Replacement: Another option is to finance your roof replacement, allowing you to make monthly payments for the project.

Remember, you will still have to pay your deductible regardless of the total cost. Be wary of any contractor who offers to waive or cover your deductible, as this is illegal and constitutes insurance fraud.

Navigate Roof Replacement with Confidence

Figuring out if your insurance will cover a roof replacement can feel like a puzzle, but doing your research and staying informed makes all the difference. Policies vary and the fine print can be tricky, so take the time to review your coverage and chat with your insurance agent for clarity. Always work with a trusted contractor and insurance agent to get the best possible outcome.