In many cases, homeowners insurance will cover roof leaks if they result from a covered peril on your policy, such as a leak in your roof that was caused by wind or hail damage. However, your policy likely won’t cover leaks from old roofs or a lack of maintenance.
When does homeowners insurance cover roof leaks?
It depends on how your policy defines a “covered peril” or “covered loss,” but standard homeowners insurance plans provide coverage for many sudden or accidental events, including:
This isn’t to say any claim involving these events will be automatically successful, as it depends on the factors surrounding the claim. For example, a tree falling over during a storm and damaging your roof is different from cutting a tree down yourself, only for it to fall and damage your roof and cause water leaks.
Read more: What does homeowners insurance cover?
When are roof leaks not covered?
In general, homeowners insurance doesn’t cover any roof leaks that are a result of the following:
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Negligence: If you’re installing holiday lights and you damage your roof in the process, you may not be covered for any resulting leaks.
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Lack of upkeep: Not taking care of your roof likely wouldn’t be a valid reason for your homeowners insurance provider to get involved.
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Roof aging: An old roof that’s leaking and needs to be replaced is unlikely to fall under covered perils.
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Improper installation: Inadequate drainage or a similar issue resulting from improper roof installation likely wouldn’t be covered by insurance.
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Flooding and earthquakes: While these are often sudden and unexpected, these types of natural disasters aren’t usually included in standard homeowners insurance policies.
Read more: What does homeowners insurance not cover?
How does your roof’s age affect your payout?
Depending on your coverage terms and conditions, your roof’s age could significantly affect your payout.
In short, you may receive a payout based on actual cash value (ACV) or replacement cost value (RCV). Here’s how they work:
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ACV: With ACV, the age of your roof is considered within the replacement cost. So, if you have a $20,000 roof that has depreciated by 50%, you would receive only a $10,000 payout, minus any deductible, if applicable.
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RCV: With RCV, your provider will pay to replace your roof with a new, comparable-quality roof. If that cost is determined to be $20,000, you will receive $20,000 minus a deductible, if applicable.
What does a roof repair or replacement cost?
The national average roof replacement cost is around $9,500, according to data from Thumbtack and Angi. However, the actual cost can vary widely depending on location, labor, materials, and other factors.
For example, Angi estimates the normal roof replacement cost in Salt Lake City, Utah, is between $5,871 to $13,228, but its total scope of collected data ranges from $402 on the low end to $46,000 on the high end.
Here are some of the primary factors that can affect a roof replacement cost:
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Size: The bigger your roof, the higher your replacement cost will be.
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Material: Whether you have asphalt shingles, metal, tile, slate, or another material will affect your overall costs.
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Labor: The cost of labor varies by person and company, so it’s often in your best interest to compare bids from multiple sources.
Read more: How to shop for homeowners insurance
How to file a roof leak insurance claim
You can file a roof leak insurance claim by following similar standard steps for filing a homeowners insurance claim:
1. Prevent further leaks
If possible, try to prevent further water damage to your home. If it’s not safe to do so, move to the next step.
2. Collect documentation
Your insurance provider will want to see photos and/or videos of the damage, so be sure to collect plenty of evidence, especially before cleaning up.
3. Contact your insurer
This should be one of your first steps after ensuring everyone is safe and that you’ve collected ample evidence of the damage. Your provider will explain the claims process, including what information you’ll need to submit and how to submit it. Many insurance companies allow you to submit claims online or over the phone.
4. Follow the instructions provided by your insurer
After you’re done talking to your provider, it’s time to follow the instructions they gave you. This typically includes submitting the photos and videos you took earlier, along with any other documents the insurance company requests.
5. Stay on top of the claims process
You will often be assigned a claims adjuster who will oversee your claim. It’s your responsibility to stay on top of any requests they have and to be prompt and detailed in your communication. While you can’t control how quickly your insurance company works on its end, you can always ensure you maintain efficiency and timeliness on your end.
6. Receive your payout
If your claim is successful, you will receive a payment estimate from your insurance company. Make sure that you review the estimate to verify everything is accurate. If it is, you can receive your payout and move forward with scheduling your roof repairs or replacement.
5 tips for maintaining your roof to protect your coverage
1. Regularly inspect your roof
You can do this yourself, but it may make more sense to hire a professional. Regular roof inspections, such as checking shingles, droops, gutters, and flashings, can help you catch issues before they become real problems.
2. Check inside your attic
If you have attic access, a quick check inside now and then, especially after severe weather, can let you know whether roof leaks are an issue.
3. Review your roof warranty or coverage
If you have a warranty or coverage, it may be worth checking it over to see what’s actually covered. For example, if your shingles have a 30-year warranty but are already damaged or worn out before then, you should review the warranty details to see if it covers repairs or replacements in your situation.
4. Perform frequent maintenance
While cleaning gutters and trimming tree branches may not be your ideal way to spend a Saturday morning, they can go a long way toward preserving your roof and preventing leaks.
5. Consider roof replacement
If your roof is old or you’re already dealing with minor leaking, it may be time to consider a roof replacement. The average age of a roof depends on the materials and common weather factors in your area, such as wind, rain, hail, sleet, snow, and ice.
Homeowners insurance and roof leaks FAQs
Will insurance pay for a new roof if it’s leaking?
Your homeowners insurance policy may pay for a new roof if the leak is caused by a covered peril, such as a storm that causes a tree to fall onto your roof. Simply having an old, leaky roof wouldn’t typically be a covered reason.
Does homeowners insurance cover a roof leak if the roof is old?
No, homeowners insurance likely wouldn’t cover a roof leak if the roof is just old and there’s no other contributing factor, such as a severe wind or hailstorm, that caused the damage.
Does homeowners insurance cover interior damage from a roof leak?
It depends on the policy, but your insurance may cover interior damage from a roof leak if the leak was caused by something sudden and unexpected, such as a roof collapse due to ice or snow.
Can my insurance company drop me because of my roof?
If your roof is old, considered high risk, or in need of repairs, your insurance could decide not to renew your homeowners insurance policy. However, your company may say you need to make the necessary repairs or adjustments to your roof and give you time to do so. If you don’t comply, you may lose your insurance.
