(440) 307-2060
When Will Insurance Cover a New Roof?
One of the most common and stressful questions for homeowners is, “When will insurance cover a new roof?” Roof replacement is one of the most expensive repairs a homeowner can face, and the financial burden can be overwhelming. Fortunately, your homeowner’s insurance policy may help cover the costs—but only under specific circumstances. Understanding the conditions, exceptions, and processes involved is essential before filing a claim.
In this guide, we’ll walk you through when insurance will pay for a new roof, what’s typically excluded, how to handle the claims process, and what steps you can take to increase your chances of success.
1. What Type of Roof Damage Is Usually Covered?
Most homeowners insurance policies cover “sudden and accidental” damage caused by specific events. These are called covered perils and can include:
- Windstorms and tornadoes
- Hail
- Fire
- Lightning
- Falling objects (like a tree limb)
- Vandalism
- Damage from heavy snow or ice
If your roof is damaged by one of these events, your insurance will likely help pay for repairs or full replacement.
What’s not covered is just as important to understand. Insurance does not cover:
- Normal wear and tear
- Roofs that have aged past their life expectancy
- Improper installation or poor maintenance
- Rot, mold, or pests
If your roof is simply old, curling, or leaking due to age, it won’t be eligible for a claim—even if replacement is urgently needed.
2. Roof Age and Its Impact on Coverage
How old your roof is plays a major role in whether your insurance will cover a replacement. Many insurance companies:
- Reduce payouts for roofs over 10–15 years old
- Refuse coverage for certain roofing materials past a certain age
- Only reimburse the depreciated value for older roofs
For example, if your asphalt shingle roof is 20 years old and suffers wind damage, the insurance company might argue that the damage is due to age, not the storm. In that case, they may deny the claim altogether or offer a very limited payout.
In some states, laws prevent insurers from denying claims based on age alone—as long as the damage was clearly caused by a covered event. However, proof will be required.
3. ACV vs. RCV: Two Types of Payouts
If your claim is approved, how much you receive depends on the type of coverage you have:
Actual Cash Value (ACV)
This coverage pays you the depreciated value of your roof, which means the amount your roof was worth before it was damaged.
For example, if your roof was installed 15 years ago and is halfway through its expected life, the insurance company might say it’s only worth 50% of its original value. So, if the roof costs $12,000 to replace, you might only receive $6,000—minus your deductible.
Replacement Cost Value (RCV)
This coverage pays to fully replace your roof, up to your policy limits, regardless of age (as long as it was in acceptable condition before the loss).
Under this type of policy, you typically receive two payments:
- The actual cash value up front
- The remaining amount after repairs are completed and receipts are submitted
Replacement cost coverage offers better protection, especially if your roof is newer and well-maintained.
4. Documentation Matters
When it comes to roof damage claims, documentation is everything. Without clear evidence, your insurance provider can easily deny your claim. Here’s what you need to do:
- Take Photos Immediately: Document the damage as soon as it’s safe. Get wide shots of the roof and close-ups of specific problems.
- Check the Inside: If water leaked into your home, photograph ceilings, walls, and floors showing stains, peeling paint, or bulging drywall.
- Gather Records: Keep receipts for any roof work, maintenance, or inspections.
- Track Weather Reports: Note the date and time of the storm or incident. If hail or high winds occurred, weather data may help confirm the cause.
- Get a Professional Opinion: A licensed roofing contractor can inspect the damage and provide a detailed report and estimate.
This kind of evidence can make a huge difference during the claims process.
5. The Insurance Claim Process
Filing a claim can feel overwhelming, but understanding each step can help ease the process and increase your chances of success.
Step 1: Contact Your Insurance Company
Call or log into your insurer’s website to start the claim. Many companies have mobile apps to upload photos and fill out forms. Report the damage as soon as possible—some policies have strict time limits.
Step 2: Schedule an Adjuster Visit
An insurance adjuster will visit your home to assess the damage. You can (and should) have your roofing contractor present during this visit to advocate for you and ensure nothing is missed.
Step 3: Receive Initial Payment
If your claim is approved, you’ll receive an initial payment based on your policy type (ACV or RCV). Be aware that the deductible is always subtracted from this payout.
Step 4: Complete the Work
Hire a qualified roofing contractor to make the repairs or install a new roof. Save all documentation and receipts.
Step 5: Submit Final Paperwork
If your policy includes replacement cost coverage, send proof of completed work to your insurer to receive the final reimbursement.
6. Common Claim Denials and How to Avoid Them
Unfortunately, not every claim is approved. Here are common reasons insurance companies deny roof claims:
- Wear and Tear: Damage is attributed to age, not a covered peril
- Pre-Existing Damage: The damage existed before the policy started
- Delayed Reporting: The claim wasn’t filed within the required time
- Lack of Maintenance: The roof shows signs of neglect, like moss, leaks, or damaged flashing
How to Protect Yourself:
- Keep up with routine maintenance
- Inspect your roof at least once a year
- Address small issues early before they grow
- Keep detailed maintenance and repair records
- File claims promptly when damage occurs
7. Supplementing a Claim (When the Initial Payout Isn’t Enough)
Sometimes, your insurance company’s first offer won’t cover the full cost of the repair or replacement. In this case, you or your contractor can submit a supplement—a request for additional funds.
Supplements are common when:
- Additional damage is discovered during the repair
- Prices for materials or labor are higher than estimated
- Local building codes require upgrades that weren’t included in the original estimate
To file a supplement, you’ll typically need a detailed estimate from your contractor, photos, and documentation of why the additional work is necessary.
8. Should You Hire a Public Adjuster?
If your claim is denied or the payout seems too low, a public insurance adjuster may help. These are licensed professionals who work on behalf of the homeowner (not the insurance company) to get a fair settlement.
Public adjusters:
- Review your policy
- Inspect the damage
- Negotiate with the insurance company
They typically charge a percentage of the final settlement amount. While this fee cuts into your payout, many homeowners find the higher reimbursement makes it worthwhile.
9. State-Specific Rules to Be Aware Of
Depending on where you live, state regulations can affect your roof coverage.
For example:
- In some states, insurance companies can’t refuse to cover roofs under 15 years old, regardless of condition, if they were damaged by a covered peril.
- In high-risk areas (like those prone to hurricanes), some insurers require specific roofing materials or may only offer limited coverage unless your roof meets certain standards.
- Some local building codes require full roof replacement if a certain percentage (often 25% or more) of the roof is damaged.
Check your state’s department of insurance for relevant rules that may apply in your situation.
10. Preventive Steps to Protect Your Roof and Policy
It’s always better to avoid roof damage than to deal with the insurance process. Here are proactive steps to reduce the chance of damage and maintain your coverage:
- Trim Trees: Remove dead branches or limbs hanging over your home.
- Clean Gutters: Keep water flowing off the roof to prevent leaks.
- Inspect Annually: Look for loose shingles, cracked flashing, and soft spots.
- Fix Issues Promptly: Don’t let small problems grow.
- Consider Upgrading Materials: Impact-resistant shingles or metal roofing may qualify for insurance discounts.
- Document Everything: Keep receipts, photos, and inspection reports.
Also, notify your insurance company after a roof replacement—they may offer a discount on your premium.
11. Real-World Examples
To give you a better idea of how this works in practice, here are a few scenarios:
Example 1: Hail Damage on a 5-Year-Old Roof
A homeowner with replacement cost coverage files a claim after a hailstorm. The adjuster confirms the damage, and the insurer pays for a full replacement after the work is completed.
Result: Full payout minus deductible.
Example 2: Wind Damage on a 20-Year-Old Roof
The roof is at the end of its life, and damage is blamed partially on age.440-235-3124
