A roof is one of the most important parts of a home. A damaged or leaky roof can lead to all kinds of problems, starting with water damage that can require filing an insurance claim to make repairs.
Your roof is so important that without a good roof, you may not be able to be approved for a home insurance policy. And if you do get a policy, it may have exclusions or only be covered for what it’s worth at the time instead of for the cost of replacement.
Without good roof coverage in a homeowners insurance policy, you could be left paying for a new roof and to fix related damage inside your home yourself.
Where to check for roof leaks
Where exactly a roof leak originates can be difficult to determine. Water can get through a roof in one spot and then trickle down to another area, where it can dampen the ceiling and walls.
Start your search for a leak by looking for areas where water could be penetrating the roof, such as around a nail that’s sticking up or a shingle that’s coming apart. Roof vents, chimneys, plumbing and other points of entry are other point of entry that can cause a leak a few feet away.
If you can get up into your attic, look for damp spots and mold growth, including among insulation.
Are roof leaks covered?
Generally, water that comes from the top down is covered by homeowners insurance, according to the Insurance Information Institute. If wind damages the roof and rain or snow gets into the home, it’s covered. Roof damage is usually covered from wind, rain, fire, vandalism and “acts of God” such as hurricanes.
However, it’s the homeowner’s responsibility to properly maintain the home. If a leak is discovered and isn’t fixed quickly, an insurer could deny a claim if the homeowner wasn’t maintaining the roof well enough and didn’t fix leaks properly. This is another important reason to clean your home’s gutters at least twice a year so that water can drain properly.
Roof’s age a big factor
The age of a roof has a lot to do with how much coverage is provided by an insurer. If the roof is less than 10 years old, the insurer will likely cover the replacement fully.
An older roof may only get partial coverage. The insurance company may only pay for the current value of the roof — called actual cash value — after years of wear and tear.
Having a roof that’s 20 years old or older can make renewing a homeowner insurance policy difficult — unless it passes an inspection. Without it, a new roof may be required to have a policy renewed.
If your roof is 15 to 20 years old, you may have to pay for a roof inspection to get an insurance renewal.
Insurance limitations on a roof
Along with age, insurance policies can have other coverage limitations. A wood shake roof may only be covered if a roof inspector approves its condition. Such a report would help prove that there was no pre-existing damage if the wood shake roof is damaged by hail, wind or heavy rain after the inspector approved the roof.
A wood shake or shingle endorsement can also be added to an insurance renewal. It can restrict coverage, for example, to the actual cash value — the value at the time of the loss instead of the full cost of replacement.
Insurance limits can also be set for specific types of roof damage, such as from hail or high wind. Hail that damages a metal roof that’s considered “cosmetic” may also be excluded in a policy because it doesn’t affect the functionality of the roof.
Hail is becoming a bigger issue for home insurers. A 2014 report by Verisk Insurance Solutions found that the severity of claims for hail was 65 percent higher from 2008-2013 than from 2000-2007.
Another area where an insurance company may limit roof coverage is in the appraisal of damage. The policy can limit the scope to damages they’ve agreed to in the appraisal clause instead of all the damage an insured might find.
Whatever type of homeowners insurance you have for your roof, check that the deductible is one you can afford. If you have a high deductible to help lower the premium, try to save most of the deductible in a saving’s account in case your roof ever does leak.