While you might not think about your roof on a regular basis, all it takes is one leak to remind you of the important role it plays.
Home insurance typically pays to repair or replace your roof if a covered peril damages it. How much your policy pays depends on multiple factors, including the amount of replacement cost coverage you have on your policy.
But home insurance doesn’t cover all types of roof damage, so it’s important to review your home insurance policy to understand how it covers your roof.
In most cases, a standard home insurance policy will pay to replace your roof if a natural disaster — such as a fire, tornado, hurricane, ice storm, or other covered hazard — damages it beyond repair.
For example, if a tree falls on your house during a storm and damages your roof, insurance will typically cover it. Your insurance company might also provide coverage for tree removal — usually up to $500.1
If you have to file a claim for a damaged roof, the amount you get back depends on whether you have actual cash value coverage or replacement cost coverage.
With actual cash value coverage, your insurance company will pay the replacement cost of your roof, minus depreciation. If you have an older roof, this could result in a substantial deduction. If your roof’s newer and in good shape, the difference won’t be as large.
With replacement cost coverage, your insurance company will either cover the cost of restoring your roof to its original condition or replace it, whichever is cheaper. There’s no deduction for depreciation.
The following table provides an example of how the type of coverage you have can affect your out-of-pocket costs.
The difference in these policy types shows why it’s so important to review your policy so you know exactly what’s covered and if there are any exclusions.
Several factors affect whether your home insurance will cover your roof replacement.
Your roof’s age can affect the cost of your insurance coverage. A new roof typically results in a lower rate. If you have an older roof, your insurance company might request a roof inspection before agreeing to cover it.
If your roof is more than 20 years old, some insurance companies may decide not to offer coverage or may only cover the roof for its actual cash value. The older your roof is, the more likely it is to have issues that can cause it to deteriorate or need a full replacement.
Before your insurance pays for a claim, you’ll need to pay a deductible. If you live in a state that has frequent hurricanes, tornadoes, windstorms, or hail, you may have a separate deductible for windstorm damage.
Insurance companies in these states often sell homeowner insurance policies with percentage deductibles for storm damage instead of traditional flat-amount deductibles.
If your home receives damage, you’ll typically pay a flat dollar amount before insurance covers the rest — for example, a deductible of $500.
But with a percentage deductible, the amount you pay is based on your home’s insured value. If your home is insured for $400,000 and you have a 5% deductible, you have to pay $20,000 before your insurance kicks in. Percentage deductibles often range from 1% to 10%.
Your home insurance will cover damage from specific perils outlined in your policy. Before your insurance company agrees to pay for roof repairs, it’ll want to know the cause of the damage. If your roof damage is from regular wear and tear or poor maintenance, your insurance probably won’t cover it.
Your insurance company will cover your roof damage if it’s due to a covered peril. It’s important to check your policy for any exclusions to the types of damages covered, such as exclusions for windstorms or hail. Here are some types of roof damage that insurance typically covers:
Falling objects
Fire
Hail
Lightning
Weight of snow, sleet, or ice
Wind damage
Vandalism
Wildfire
These are some types of roof damage that your home insurance likely won’t cover:
Earthquakes
Flooding
Lack of maintenance
Rodent or pest damage
Wear and tear
Wind or hail exclusions in high-risk states
Your roof keeps the elements out and provides your family with a safe and dry place to live. The cost associated with keeping a roof over your head isn’t cheap.
Most homeowners pay between $5,867 and $13,209 to replace a roof. The overall average cost is $9,513, according to home services website Angi.2
But roof replacement costs vary widely based on the size of your home and the type of roofing materials you use. Practicing seasonal roof maintenance can prevent you from having to tap into your long-term savings or going into debt.
In the table below, you can see average costs per square foot to replace different roofing materials, as well as estimated cost ranges to replace a 2,500-square-foot roof.3
If you experience water damage due to a leak in your roof and need to file a claim with your home insurance company, follow these steps:
No matter how old your roof is, it’s important to maintain it. Here are some things you can do to help prevent damage and extend the life of your roof:
Remove debris. Letting branches, leaves, or other debris sit on your roof could cause moisture and mold, which can cause your roof to rot. Clean your roof regularly or have a professional clean it to keep it free of debris.
Check gutters, downspouts, and soffits. When you remove debris from your roof, be sure to clean your gutters and downspouts. Look for peeling paint or cracks, and make sure there aren’t any missing sections of gutter that could cause leaks.
Check your attic. Look in your attic for any issues, such as signs of water damage or light shining through the roof.
Get regular inspections. Having a professional inspect your roof once per year is the best way to keep it in good shape and spot any potential problems.
Prune trees near your roofline. Keep any nearby trees trimmed to avoid branches falling on your roof and damaging it during a storm.
Treat plant growth. Moss growing on your roof may mean you have a moisture problem, which can cause roof deterioration.
Fix any issues right away. If you notice any issues, it’s important to have a professional address them as soon as possible so that they don’t cause further damage to your roof.
If you still have questions about roof insurance, check out the additional information below.
No roof is completely “free,” even if your home insurance company pays to repair or replace your roof. When you file a claim, you’ll have to pay your deductible out of pocket before your insurance company will cover the remainder of your claim.
Insurance companies may not insure a roof, or they might drop coverage, for a few main reasons. Old age, structural damage, leaks and water damage, and unsafe roofing materials are all things that can cause an insurance company to view a roof as uninsurable.
Many insurance companies won’t cover a roof that’s more than 20 years old. Other companies might provide coverage, but only at actual cash value. Actual cost coverage will pay the replacement cost of the roof, minus depreciation.
Yes. An insurance company can require you to replace your roof before it will cover you or when your policy is up for renewal if it determines your roof is too old or in disrepair. The older your roof is, the more of a liability it is. Maintaining your roof can help you avoid a lapse in coverage.
In some cases, you can keep leftover money from an insurance payout, but it depends on the terms of your insurance policy. Keeping the entire insurance settlement and forgoing roof repairs isn’t a good idea because your insurance company could consider it fraud, deny any future roof claims, or drop your coverage altogether.
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