Does Homeowners Insurance Cover Roof Damage?

What's typically covered

• Wind and hail damage
• Trees or limbs falling on the roof
• Fire and lightning
• Weight of ice and snow (depending on the policy)
• Interior water damage caused by a covered roof event

What's typically not covered

• Normal wear and tear and old age
• Damage from poor maintenance, like clogged gutters causing ice dams (this varies by policy)
• Faulty installation
• Mold or rot from long-term leaks
• Flood and earthquake damage, which require separate policies

Replacement cost vs. actual cash value

With replacement cost value (RCV) coverage, the insurer pays to replace the roof minus your deductible. With actual cash value (ACV), it subtracts depreciation, so an older roof may pay out far less. Some insurers automatically switch roofs past a certain age to ACV. Check your declarations page now, before you need to file a claim.

Watch your deductible

Many policies in storm-prone areas have a separate wind or hail deductible, often a percentage of your home's insured value rather than a flat dollar amount. On a home insured for $400,000, a 2% deductible means you pay the first $8,000.

How to file a roof claim

Be cautious of contractors who offer to waive your deductible or ask you to sign over your claim rights.

• Take dated photos and video of the damage from the ground and inside your home.
• Make temporary repairs, like a tarp, to prevent further damage, and keep the receipts.
• Call your insurer to open a claim before signing anything with a contractor.
• Be present for the adjuster's inspection. Having your own roofer there helps.
• Get the decision and the estimate in writing, and ask about appealing if you disagree.