Does Home Insurance Cover a New Roof?
In most cases, home insurance will help pay to repair or replace your roof after damage from a storm or accident.
Insurance doesn't pay to fix normal wear and tear. That means you're responsible for the repair bill if your roof tiles break down over time because of natural causes.
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Does homeowners insurance cover roof replacement?
Homeowners insurance usually covers roof replacement or repairs caused by extreme weather or accidents, such as a fire.
The part of your homeowners insurance that protects the structure of your home against damage, called dwelling coverage, will pay to repair or replace your roof if it's damaged.
Typically, you should expect to replace your roof every 20 years, although some roofing materials last significantly longer. You can extend your roof's life by taking preventive measures, like routine inspections and regular maintenance.
Keep in mind that even if your roof gets damaged in a storm or other covered event, you'll still typically have to pay for the first few thousand dollars of repairs, called a deductible. Some homeowners policies have separate deductibles for roof replacements.
What kind of roof damage is covered by insurance?
Many insurance companies list the causes of damage they'll protect against in your policy documents, like fire and wind. Depending on your policy, your insurance company might instead list the causes that aren't covered, called exclusions.
Types of roof damage usually covered by insurance
- Wind and hail
- Lightning
- Fire and smoke
- Weight of snow or ice
- Falling objects
- Vandalism
Types of roof damage not covered by insurance
- Normal aging
- Gradual wear and tear
- Neglect
- Earthquakes and flooding
- Rot or mold
- Animals
Some home insurance companies won't cover wind and hail damage if you live in a place where hurricanes or tornadoes are common.
If natural disasters are common where you live, you should talk to an insurance agent to make sure you're fully protected.
How to get insurance to pay for roof replacement
Follow these five steps for a smooth roof replacement process.
Step 1: Make temporary repairs and get an estimate
The first thing you should do after discovering roof damage is to hire a professional to make temporary repairs. This will help prevent further damage to your home, often called secondary damage. This can save you a lot of money on repairs.
If your home insurance claim is approved, your insurance company will pay for the cost of any temporary repairs.
Before you make temporary repairs, ask the roofing company to have someone take pictures of your roof and any damage they find.
You should have the company put together an estimate to repair or replace the roof, too. You'll want to send the photos and estimate to your insurance company if you decide to file a claim.
Some roofing companies will help you file a claim with your insurance company and work with you to get your claim approved. This can make the claims process much easier for you.
However, it's important that you choose a company with a good reputation. That's because some companies may promise you things they can't deliver, like a new roof with no deductible. They may also ask for a full roof replacement when you only need repairs.
Before you choose a company to do your roof repairs, you should read reviews, ask for referrals from friends and family and check with the Better Business Bureau to make sure the roofing company is trustworthy.
Step 2: Review your insurance policy
Before you file a roof insurance claim, review your policy to make sure that the damage is covered and get an idea of how much your settlement could be.
You don't want to submit a claim if you know it won't be approved, because even a denied claim will show up on your claims history. This may lead to higher rates.
It usually won't affect your home insurance rates on its own since there was no payout. But if you file many claims within a short time period, the insurance company may see you as a higher risk and increase your rates.
It's also important to have an idea of how much money you might get from the insurance company. If you're only making some small repairs or you have a high deductible, it might not be worth the potential increase in your insurance rates.
Step 3: File a roof insurance claim
Most major insurance companies give you the option of filing a homeowners insurance claim for roof damage through your agent, over the phone, online or through their mobile app. You should be prepared to give your insurance company several key pieces of information.
- The date and cause of the roof damage
- The age and building material of your roof
- A list of any secondary damage
- Photos or videos of the damage
- The bill for any temporary repairs you made
- An estimate to repair or replace the roof
If you have made any repairs to your roof before the damage or have a recent roof inspection report, it can be helpful to provide these documents as well.
Step 4: Meet with the insurance adjuster
After you've filed a roof replacement claim, your insurance company will assign an adjuster to your case. The adjuster will schedule a time to come out to your home to inspect your roof and any other damage that occurred.
It's the adjuster's job to help determine whether the insurance company will pay for the cost of your new roof. You can help your claims adjuster by preparing photos of the damage, cost repair estimates and any other material you might have.
Step 5: Get the settlement and fix your roof
After approving your claim, your insurance company will decide how much it will cost to replace your roof and send you a settlement check.
Often your insurance company will send you some of your settlement money to help you start work. This is because your roof is an important part of protecting the rest of your home and your insurance company wants to make sure it's done to the company's standards. You'll generally get the final payment after the roof work is done and the adjuster inspects the new roof.
Will homeowners insurance cover an old roof?
Insurance companies usually won't cover a roof that's over 20 years old.
Older roofs are more vulnerable to storm damage. That makes them a bad risk for most insurance companies.
Some companies won't offer you home insurance at all if you have an old roof. Others may add a condition, or endorsement, to your policy, stating that your roof will only be covered for only part of its replacement cost, called actual cash value.
Example
You have a 20-year-old roof that costs $10,000 to replace. The insurance company sets the actual cash value of your roof at 20% of the cost to replace it. In this case, you'll only get $2,000 from the insurance company, after you pay your deductible, to fully replace your roof.
That means if your deductible is $2,000 or less then you won't get anything.
Each insurance company has different rules about roof age. These can differ depending on where you live.
For example, some companies may reduce the maximum roof age to 15 years for homes near the coast since they usually get more wear and tear.
How to get homeowners insurance with an old roof
If your home has an old roof, you'll probably have to do more work when shopping for homeowners insurance. Some larger insurance companies may require you to call an agent to finish your quote so they can gather more information about your home.
You may find it helpful to work with a local independent insurance broker if you have an old roof. They can help you find affordable rates from smaller local or regional insurance companies that specialize in covering homes in your area.
Have your roof inspected before you switch insurance plans.
Most insurance companies will send out an inspector after you buy a policy so they can make sure that your roof is in good condition and doesn't have existing damage. They can cancel your policy if it doesn't meet their standards leaving you without coverage.
Most roofing contractors offer free estimates. You can schedule an inspection to catch potential problems early on.
If your roof is in bad shape, you may need to replace it before you can get homeowners insurance. Replacing your roof can cost thousands or tens of thousands of dollars, but you will have an easier time finding insurance coverage and will usually get cheaper rates.
Homeowners with a brand new roof pay an average of 19% less for insurance than those with a 20-year-old roof.
How much does a new roof save on homeowners insurance?
Roof age | Annual rate |
% increase
|
|---|---|---|
| New roof | $2,211 | - |
| 5-year-old roof | $2,338 | 6% |
| 10-year-old roof | $2,474 | 12% |
| 15-year-old roof | $2,564 | 16% |
| 20-year-old roof | $2,624 | 19% |
Frequently asked insurance roof replacement questions
Will homeowners insurance cover a new roof?
In most cases, homeowners insurance will cover a new roof if it's damaged due to an accident or a storm. Wear and tear isn't covered, though. It's important to keep up with regular roof maintenance to avoid costly damage in the future.
Will insurance cover a 15-year-old roof?
Most insurance companies will cover a 15-year-old roof. However, it depends on the materials your roof was built with, where you live and the company's guidelines.
Will insurance cover a 20-year-old roof?
It can be difficult to find insurance if your home has a 20-year-old roof. Most large insurance companies won't give you quotes online if you have an old roof, so you may need to call and speak with an agent. Consider comparing quotes from an insurance broker, who can help you find a local or regional company willing to insure an older roof.
Methodology
ValuePenguin compared quotes from eight top home insurance companies for every ZIP code across South Carolina to determine the difference in home insurance costs based on roof age. Rates are for a 45-year-old married man with good credit who owns a house built in 1977.
Coverage | Limit |
|---|---|
| Dwelling coverage | $229,700 |
| Liability coverage | $100,000 |
| Medical payments | $5,000 |
| Deductible | $1,000 |
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