Does Home Insurance Cover Roof Replacement?

Whether home insurance covers your roof will depend on two things: how old your roof is and the source of the damage. If your roof was damaged by something covered by your home insurance policy, an insurance company will likely help with the repairs or replacement. However, how that claim payout works will mainly depend on your roof’s age. Your home insurance company might only agree to cover an older roof for its actual cash value. This may mean a cheaper premium but generally offers less coverage. Or, if your roof is eligible, you could insure at its replacement cost value. This typically costs more but offers better financial protection. 

How does roof insurance work?

Your home insurance policy is designed for sudden, accidental losses — not general repairs. Home insurance does not cover your roof if it needs maintenance. Your policy only helps with losses caused by a covered peril. There are two ways an insurance company can insure a roof: actual cash value or replacement cost value. Actual cash value (ACV) factors depreciation into your claim payout, while replacement cost value (RCV) does not. Because of this, ACV claim payouts are usually lower.

If your roof is older, your insurance company may only agree to actual cash value coverage. Older roofs are often less resilient and could be more prone to claim-causing damage. To help mitigate expensive claims, a home insurance company may refuse to insure an older or worn-down roof at its replacement cost value.  

Learn more: How to read a homeowners insurance policy

How is your roof covered by your home insurance policy? 

Your roof is covered under the dwelling portion (called Coverage A) of your home insurance policy. With HO-3 and HO-5 policies — the two most common types of home insurance — your roof is covered on an open-perils basis. This means your roof is financially protected from all kinds of losses, except the ones that are specifically excluded from your policy. Exact exclusions could vary from company to company, but they generally include: 

• Flood damage
• Earthquakes
• Maintenance
• Pests
• Regular wear and tear
• Neglect
• War
• Nuclear hazard
• Government action
• Intentional damage 

In some hurricane and windstorm-prone states, like Alabama, Florida, Louisiana, Mississippi, the Carolinas, Texas and Hawaii, wind may also be excluded from your policy. In that case, you’d need a separate wind insurance policy or endorsement to protect your roof.

Types of roof damage

Home insurance can cover a roof replacement but only if the damage is caused by a covered policy peril. There are two main types of roof damage when it comes to home insurance: damage from a covered loss or regular wear and tear. For example, if your roof has a leak or damage due to covered perils like hail, a snowstorm, a falling tree branch, wind or fire, the insurance company will usually step in to pay for the repair or replacement up to your coverage limits (assuming your policy has no exclusions regarding your roof).

However, if there is a leak that is not associated with a covered peril — say, it’s due to something like the failure of the structure, a lack of maintenance or the roof’s older age — insurance is unlikely to cover repair or replacement of the roof. Ongoing roof maintenance and upkeep are crucial to not only maintaining your roof but also to taking advantage of the financial protection offered by your homeowners insurance.

If you are unsure what your home insurance policy covers and does not cover, talk with your insurance agent so you aren’t caught unprepared.

What steps should homeowners take to protect their roofs?

Roofs are expected to hold up to weather conditions, but a well-maintained roof is typically more resilient against the elements. While you may not want to replace your whole roof regularly, ongoing maintenance could protect your roof and make sure it holds up better over time.

Here are some ways to protect your roof:

• Schedule a periodic inspection: If you’re unsure if your roof is holding up, or if you notice a leak or other indication that your roof may be suffering from damage, hire a roof inspector to determine if there are any structural issues. You can schedule an inspection every couple years and address minor problems before they become significant ones.
• Prune nearby trees: Trees are among the most common causes of damage to roofs. Falling branches and other debris can cause roof damage during a storm or heavy winds. Cutting back and pruning nearby tree branches could help minimize this type of damage.
• Keep gutters clean: Gutters are meant to carry water — what could be a roof’s biggest enemy — away from the rooftop. If your gutter is filled with leaves or debris, water could overflow onto the rooftop, weakening the structure or causing interior leaks.

I need a new roof. Now what?

A new roof is a significant investment. The average cost of replacing a roof is around $9,520. Start by searching for a reputable roofing company. Referrals from friends or family can be helpful, but it is always a good idea to confirm that the company is licensed, bonded and insured.

Besides choosing the right company, the type of material you choose can make a big difference in how long the roof will last. As mentioned, asphalt shingle roofs have an average life span of 20 years. Below are some of the most common materials used to make shingles, along with their expected lifespan and the associated cost.

Additionally, solar shingles are available. While pricey, these are basically tiny solar panels that you can integrate throughout your roof alongside another shingle type to help save on energy bills.

Roof repair vs. roof replacement

When deciding whether to repair or replace your roof, you might want to consider the following options:

Frequently asked questions

• Does home insurance cover roof caving in?
  

  A standard homeowners insurance policy should cover a roof caving in if the damage is caused by a covered peril like a fire or a sudden, accidental event, such as a fallen tree. Coverage can include damage to the roof, as well as damage to personal belongings inside your home that were exposed as a result of the roof caving in. If you want to know the specifics of what your policy covers, talk to your insurance agent.

• Should I tell insurance about a new roof?
  

  If you get a new roof, it’s a good idea to notify your insurance company. In general, you should keep your home insurer up to date with any structural changes your home undergoes, such as a new roof, a new floor, an addition, or any other alteration that would be worth filing a claim for if it were damaged. This information can impact how likely your homeowners insurance is to cover a roof replacement. If you don’t inform your insurer of these changes and have them update your policy, you may encounter coverage issues if you need to file a claim. Not only that, but coverage for newer roofs is generally cheaper than that for older ones.

• What factors affect roof insurance coverage?
  

  Several factors can impact whether home insurance will cover your roof, including its age, material, condition, location, design and more. Not only do these factors influence how likely an insurer is to offer you roof coverage, but they can also have a substantial impact on your rates and whether the insurer will offer RCV or only ACV. Newer roofs are generally easier and cheaper to insure, as are roofs made with more durable materials. Likewise, older roofs, those in poor condition, or those made with less durable materials, are more likely to face coverage challenges and higher costs.