Does homeowners insurance cover roof leaks?

Roof leaks are typically covered by homeowners insurance if they are caused by a sudden, unforeseeable event, such as a storm or a fallen tree. Your policy is unlikely to cover a leak caused by an old or poorly maintained roof.

Here are a few examples of roof leaks or other damage that would most likely be covered:

• An electrical short causes a fire in your attic, causing damage to a portion of the roof.
• A tree is blown onto your roof by a blizzard.
• Massive hailstones puncture a few shingles.
• Strong winds can cause shingles to blow off the edge of your roof. (Please keep in mind that while most standard home insurance policies cover wind and hail damage, homeowners in some coastal areas may need to purchase separate wind coverage. Check with your agent to be certain.)

Your policy may cover damage to other parts of your home in addition to the roof. For example, if a covered roof leak destroyed a dresser and part of the floor in an upstairs bedroom, your insurer would usually cover the cost of repairs.

Keep in mind that your deductible will be deducted from any payout. A deductible is the portion of a claim for which you are responsible.

The roof is covered by your home insurance policy's dwelling coverage, which pays for damage to your home's structure. The majority of homeowner policies cover your home for "open perils." This means that your roof is protected against any type of damage that isn't specifically excluded by your policy.

Many home insurance policies exclude the following scenarios:

• Earthquakes. (If you live in a high-risk area, you may want to purchase separate earthquake insurance.)
• Other types of earth movement include landslides, mudslides, and sinkholes.
• Damage from animals, birds or bugs.
• Fungus.
• Negligence or malicious damage
• Flooding (unless you’ve purchased flood insurance).
• Wear and tear.
• Faulty workmanship or materials.

Does homeowners insurance cover a roof replacement?

While many leaks can be fixed with minor repairs, severe damage may necessitate a new roof. The age of your current roof and the type of coverage you have determine whether your insurance company will cover a roof replacement.

Actual cash value vs. replacement cost value

Some homeowner's insurance policies cover roof replacement costs. If you need a new roof as a result of a covered claim, the insurer will cover the entire cost. However, if you have actual cash value coverage, the insurer will reduce your payout to account for depreciation based on the age of your current roof.

Assume you spent $20,000 on your current roof, which was supposed to last 20 years. You require a roof replacement after only ten years. Because the roof is halfway through its expected lifespan, your insurance company would deduct half of its value if you have actual cash value coverage. That means you'd only receive $10,000 toward a replacement (minus your deductible).

Some homeowners select ACV coverage for their roof to save money on premiums. However, it is not always a choice. Certain insurance companies will automatically provide ACV coverage if your roof is over a certain age.

Should you file a claim for roof damage?

Even if you believe your roof leak is covered by homeowners insurance, filing a claim is not always the best course of action.

First and foremost, double-check your deductible. Many homeowners select deductibles ranging from $500 to $2,000. According to Angi, a home services website, the average roof leak repair costs $360 to $1,550. After deducting your deductible, you may receive little or nothing from your insurer if your repair costs the average amount.

Second, keep in mind that filing a claim may result in an increase in your insurance premiums for the next few years. Consider whether the current payout is sufficient to offset these future increases.

Getting quotes from a few roofers can help you determine whether the repair will be costly enough to justify filing a claim.

How to file a claim for roof damage

Once you've decided to file a claim, follow these steps:

File as soon as possible. You may be able to file a claim over the phone or through the insurer's website or app. It's best to file as soon as possible to begin the process, especially if your loss is the result of a widespread natural disaster. If there are hundreds of other nearby homeowners in need of assistance, it may take longer to settle claims.

If possible, take pictures of the damage. While we recommend leaving the roof inspection to a professional, you can photograph interior issues such as damaged furniture or water stains on your ceiling.

Hire a trustworthy contractor. Don't just pick the most affordable roof repair company and call it a day. Check references, read reviews, and ensure that the company you select is licensed in your state.

Be wary of roofing contractors who go door to door after a disaster. They may offer suspiciously low rates or promise a free replacement roof from your insurance company if you allow them to file a claim on your behalf. Such offers are frequently fraudulent.

How to prevent roof leaks

• Have your roof inspected on a regular basis to catch minor issues before they become major ones.
• Maintain the cleanliness of your gutters and downspouts.
• Tree branches and tall bushes that are close to the roof should be pruned. This keeps debris out of your gutters and prevents moss from growing in damp, shady areas.
• Examine your attic for signs of problems such as mold, clogged ventilation, algae, or rust.