Does Homeowners Insurance Cover Roof Replacement?

A standard all-perils homeowners insurance policy will cover the cost of replacing your roof if it is damaged. That is good news. However, you are usually only covered if the damage or destruction is the result of a sudden accident or natural disaster. Problems resulting from general wear and tear or a roof that has outlived its intended life span are not eligible for reimbursement because they fall under the homeowner's general maintenance responsibility.

How Roof Coverage Works

The roof, arguably, has the most direct exposure to the elements of any part of your home. There is the threat of heavy snow, hail, or ice storms in northern climates. Tornadoes and cyclones are also common in the Midwest. There is the possibility of gales and hurricane-force winds in tropical climates.

Mother Nature can not only cause direct damage, but she can also cause indirect damage, such as a violent windstorm that topples a tree onto your roof. Wildfires may erupt. Or there could be more unlikely incidents, such as something falling from the sky onto the roof, such as debris from an explosion or an aircraft.

Because your roof is an integral part of your home's structure, the dwelling coverage section of your homeowners' insurance policy should protect you from such perils. Damage and destruction caused by such events entitle the homeowner to a total or partial roof replacement.

Of course, you'll still be required to pay your policy deductible before your coverage begins. Some policies, particularly those written in high-risk states, impose a higher deductible for hurricane or hailstorm damage. Residents in those areas who want to protect their property may need to purchase additional coverage, such as a separate windstorm insurance policy or hurricane insurance policy. Of course, anyone who wants additional protection or a higher level of coverage can get it.

Special Considerations for Roof Coverage

Coverage is likely if a dramatic event causes dramatic damage—the roof collapsing, having a major hole, or being torn off entirely. More problematic are cases where the damage is less dramatic, even if caused by a natural disaster. Assume a powerful thunderstorm nicks a number of your roof's shingles. The insurance company may classify this as cosmetic damage and refuse to pay for it. Let's say you notice your roof has become leaky as a result of the aforementioned storm. Even if the rains caused it, the insurance company may claim it's a general wear-and-tear issue, reflecting your roof's gradual deterioration, which is never covered.

Ironically, any water damage caused by the leaking roof to your walls, floors, or furniture would most likely be covered under your policy's all-perils section. The roof repair, on the other hand, would not be.

Preventing Roof Problems

It is the property owner's responsibility to properly care for and maintain their roof, as well as to be aware of the life span of various materials, which can range from 15 to 100 years. Other steps that homeowners can take to protect their roof include hiring licensed professionals to perform regular inspections. Many roofing companies will inspect a roof for free in the hopes of gaining future business (but don't be surprised if they discover a slew of issues).

Check that your roof is free of debris and that it does not hold or collect water. Trees that are touching or hanging over the roof should be pruned. Always inspect your roof after a major storm or a prolonged snowfall to see how the shingles and gutters are faring. If you live in a windy area, make sure your house and roof meet current building codes.

Getting Reimbursed for Roof Replacement

Your roof's age is not on its side. A roof depreciates with each year unless it is made of a material known for its longevity, such as slate; many insurers will not cover those that are more than a quarter-century old. Improper maintenance or neglect, the use of certain expensive roofing materials (such as cedar or recycled shake shingles), or roofs with more than two layers of roofing material could all be policy exclusions.

The first step in increasing your chances of getting your insurance company to pay for a roof is to request an inspection. Gather as many documents as you can before they arrive, such as a copy of your current home insurance policy, any home inspection reports, receipts for any repair work you've done, and photos of any damage that has occurred. (Because before-and-after photos are always useful, it's a good idea to photograph your roof when it's in good condition.) All of this will be useful during the claims process. The insurance company will dispatch an adjuster to inspect the damage and provide their opinion.

Tips to Save on New Roof Costs

Depending on the roofing material used, the average cost of a roof replacement can range from $1.50 to $4.50+ per square foot.Roofing estimates are sometimes quoted by the "square," which is used to describe a 10'x10' area, or 100 square feet (so you might see a quote for $325 per square). Someone may be able to assist you for less money with asphalt shingle repair. Tile and metal roofs will cost a little more. Here are some suggestions for lowering your repair and replacement costs:

1. Conduct your research: Before speaking with contractors, determine the size and complexity of your roof, as well as the exact materials you want installed.
2. Shop around: Get quotes from multiple roofers, and always ask for and check local references before hiring someone. Be wary of extremely low bids, as they may indicate subpar work, and ensure that roofers provide a warranty on materials and installation.
3. Time it right: Roofers are busiest in the late summer and fall. If you schedule your roof replacement in late winter or early spring, you may be able to get lower prices or off-season discounts.
4. Do it (or some of it) yourself: Consider performing some of the work yourself. If you have the time, the right tools, and a head for heights, removing old roofing before the installer arrives could help you save money.
5. Consider an overlay: An overlay is the installation of new shingles on top of existing shingles. Overlays require fewer hours of labor and cost less than a full replacement because the old roofing remains in place. An overlay, on the other hand, may void or reduce the manufacturer's warranty on roofing materials. Overlays typically raise future replacement costs as a result of increased labor and job waste.