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If you wonder, “does insurance cover roof replacement,” it depends on the circumstance. A home insurance policy covers damage to things like your structure and roof if a covered peril damages it. Some policies will name or exclude specific hazards. It is likely covered if your roof needs replacement due to unexpected acts of nature or severe weather other than flooding. But if your roof is older or requires maintenance and repair, standard homeowner insurance typically will not reimburse roof replacement.
- Older roofs typically cause more home insurance claims — and the damage is more severe. (RMS)
- The average life expectancy of the most common type of roof (asphalt shingle) is 20 years. (National Home Builders Association)
- Insurance roof replacement is typically limited or excluded when roofs are 20 years or older. An insurance company may require a roof inspection before insuring a home with an older roof and may only allow for actual cash value in case of damage.
- Many homeowners need to pay more attention to roof age. Inaccurate roof age costs home insurers $1.14 billion in lost premiums yearly. (Verisk)
How Does Roof Insurance Work?
Roofs can be considered the frontline of defense when keeping your home and its contents safe. They are built to withstand the elements, including sun, wind, freezing temperatures, hail, rain, and more. However, no matter how well it is created, a roof weakens over time, making it more vulnerable to damage.
Repairing or replacing a roof can be costly. Insurance carriers will pay for the damage if it occurs due to a covered peril. They may even require an inspection to confirm they can withstand the elements. However, insurance companies may be hesitant to cover an older roof entirely to reduce the risk of taking on a significant damage claim.
An insurance company could decline coverage if the roof is older or lacks maintenance. Instead, the carrier may provide actual cash value insurance, which only pays for a portion of a claim based on the roof’s age and condition. Here is a general illustration of how the actual cash value for a roof that costs $10,000 to replace might work:
5-year-old roof | 10-year-old roof | 20-year-old roof | |
Actual cash value of roof | $8,500 | $7,000 | $4,000 |
Minus deductible | – $4,000 | – $4,000 | – $4,000 |
Policy would pay | $4,500 | $3,000 | $0 |
Roof Repair vs. Roof Replacement
When deciding on whether to repair or replace your roof, you might want to consider the following options:
- Repair if the damage is minor and localized in one spot.
- Replace the roof if the repair costs are close to replacing it.
- Repair the roof if it is relatively new — 10 years or less.
- Replace the roof if it is older and you plan on selling your home in the near future.
- Repair the roof if the non-matching new shingles do not affect the home’s curb appeal.
A roof repair or replacement may be one of the most expensive aspects you may deal with as a homeowner. Your home insurance is there to pay for roof-related damages but only for covered perils such as damages from severe weather, falling objects, or fire. Your homeowner insurance does not typically cover damages or leaks caused because an older or poorly maintained roof is failing. A good-quality roof is more likely to withstand harsh elements and unexpected events. That is why staying on top of maintenance is essential to avoid a more significant problem.
Types of Roof Damage
There are two main types of roof damage in the eyes of an insurance company: damage from a covered loss or wear and tear. For example, suppose your roof leaks or damages due to covered losses such as rain, hail, snowstorm, a falling tree branch, wind, or fire. In that case, the insurance company usually pays for the repair or replacement up to your coverage limits.
If a leak is not associated with a peril due to the failure of the structure, lack of maintenance, or the roof’s older age, an insurance company will likely not cover the cost to repair the damage or replace the roof. Maintaining your roof well is essential — a failing roof can be expensive and most likely will not be covered by home insurance.
Keeping Your Roof Safe
A roof in good condition can withstand extreme weather and damage better than an older roof. To keep yours in its best condition so it can continue protecting your contents for years to come, consider the following maintenance:
- Schedule a periodic inspection: Hiring a roof inspector to look at your roof every few years could help you find issues early. Finding a reputable roofer is essential — some roofing companies may claim there are issues to encourage you to replace your roof.
- Prune nearby trees: A tree too close to a rooftop can cause damage in several ways. If there is a strong wind or ice storm, a tree branch can break, falling on the roof and causing damage to the structure. A tree branch can also rub against the roof for prolonged periods, deteriorating the surface or dislodging shingles. It is best to keep trees too close to a roof trimmed and clear of the area.
- Keep gutters clean: Gutters are meant to carry water — what could be a roof’s biggest enemy — away from the rooftop. If a gutter is filled with leaves or debris that clogs the gutter, water can overflow onto the rooftop, weakening the structure or causing interior leaks.
When You Need a New Roof
A new roof is a significant investment. Start by searching for a quality, reputable roofing company. Referrals from friends or family can be helpful, but confirming that the company is licensed, bonded, and insured is always a good idea.
Besides choosing the right company, the type of material you choose can significantly affect the roof’s lifespan. As mentioned, asphalt shingle roofs have an average life span of 20 years. There are an estimated 18 types of roofing shingles available. According to the National Association of Home Builders (NHBA), and depending on the area you live in:
| Roofing material | Life expectancy |
| Metal and Copper | Over 50 years |
| Slate | Over 50 years |
| Concrete | Over 50 years |
| Clay | Over 50 years |
| Wood | 30 years |
| Fiber cement shingles | 25 years |
| Asphalt | 20 years |
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