Navigating Insurance Claims for Roof Leaks: What Every Homeowner

Even small roof leaks can cause a significant amount of damage, so it’s important to understand what your insurance policy covers. Homeowners insurance typically covers roof leaks if they’re caused by sudden and unforeseen events like storms or vandalism.

Coverage may not apply to leaks due to wear and tear or lack of maintenance. Learn more about leaks in your roof and homeowners insurance coverage.

Understanding Covered Perils

Homeowners insurance generally covers roof leaks that occur due to covered perils. In the insurance industry, a covered peril is any event that’s covered by your policy. Fallen trees, hailstorms, and other accidents are examples of covered perils related to roof leaks.

Hailstorms

Hail consists of frozen raindrops that fall to the ground due to the effects of gravity [1]. Many hailstones are tiny, but others may be the size of quarters, half dollars, or even golf balls. As a hailstone falls, the force of gravity pushes down on it, causing it to speed up. When it finally comes into contact with your roof, all that energy may cause dents and other types of damage.

If you have asphalt shingles, the force of the hail may cause asphalt granules to break off, exposing the felt underneath. It’s also possible for wood shingles to split apart. In both scenarios, the damage leaves your roof more vulnerable to leaks. This type of damage is outside of your control, so your homeowners insurance should cover it.

Fallen Trees

Trees provide much-needed shade and make residential properties more attractive, but they can also cause significant damage. If a limb breaks off during a storm, it can easily dent your roof or rip off some of the shingles. Severe storms may uproot entire trees, causing them to fall on your roof.

Accidental Roof Damage

Typically, homeowners insurance also covers leaks caused by other types of accidental roof damage. For example, a moderate tornado produces wind speeds of 73 to 112 miles per hour, which may peel the surface right off your roof [2]. In some cases, high winds also cause objects to become airborne. Even a small object can cause significant roof damage when it has the power of high winds behind it.

Exclusions and Limitations

Homeowners insurance doesn’t cover every type of roof leak. Generally, a leak must occur due to accidental damage outside of your control. If your roof develops a leak due to a lack of maintenance or gradual deterioration, your insurer is likely to deny your claim. The insurance company may even add a roof exclusion to your policy. If there’s a roof exclusion in place, your insurer won’t pay for any roofing issues, even if they occur due to a covered peril.

Additionally, if you know there’s a problem with your roof and don’t do anything to address it, your homeowners insurance won’t cover leak-related damage. Per Stephanie Makowski, an insurance agent, “All insurance policies have a duty that the homeowner must do in the event of a claim. The duty could be simply as preventing further damage by covering the dent or hole a hailstone may have caused.”

Every policy has a section called “Duties After a Loss,” which spells out your responsibilities. For example, if you notice a problem with your roof, your insurance company may require you to take steps to prevent further damage. This may be something as simple as placing a tarp over the damaged section.

Here are a few examples of common exclusions:

• Lack of maintenance: Debris traps water on your roof, increasing the risk of a leak. Therefore, if you allow leaves and other debris to build up, your insurance company may not cover any resulting damage.
• Gradual deterioration: Every time the sun shines, UV light hits your roof. Over time, repeated exposure to UV rays may cause shingles to get brittle and crack [3]. UV damage also causes asphalt molecules to break down, making shingles less effective. If you don’t address these issues, your insurance company probably won’t cover any leak-related damage.
• Failure to address a roofing problem: If a storm rips the shingles off your roof, you need to make repairs right away. If you ignore the problem, your insurance company is likely to deny your claim if a leak develops.

Claims Process

If a covered peril causes your roof to leak, it’s important to take immediate action. Every company is a little different, but these are the most common steps in the claims process:

1. Contact your insurance company to report the loss.
2. Provide as much information as you can about the damage. This includes the date and time it occurred, what happened, and how it happened. For example, you may need to tell your insurance company that high winds caused a tree to fall on your roof on March 14 at 9:32 a.m.
3. Your insurance company assigns an adjuster to your case. Insurance adjusters are responsible for determining the validity of each claim. Your adjuster will also review your policy to determine how much coverage you have.
4. The insurance company determines whether to approve or deny your claim.

Impact of Roof’s Age and Condition

The age and general condition of your roof have a big impact on how your insurance company processes your claim. If your insurer pays you the actual cash value of the roof, an older roof will result in a much lower payout than a roof that’s just 1 or 2 years old. Your insurer may even offer a premium discount if you have a new roof.

Your insurance company may also reduce the value of your payout based on the general condition of your roof. This is why it’s so important to inspect your roof regularly and perform preventive maintenance as needed.

Practical Guidance and Next Steps

In the immediate aftermath of a roof leak, your priority should be documenting the damage, preventing additional damage, and contacting your insurance company.

Claims Documentation

When you file an insurance claim, it’s important to provide as much documentation as possible. Your adjuster needs to know exactly what happened so they can determine if it’s covered. If you don’t provide enough documentation, your insurer may deny your claim, or you may receive a partial payment.

To improve your chances of approval, it’s helpful to maintain an inventory of the items in your home. Note the name of the item, the date purchased, and the original cost. If possible, keep original receipts to prove the value of each object. For example, if a roof leak damages your home theater, you can use receipts and other documents to prove how much you paid for your television, speakers, and DVD collection.

Here are some additional tips for documenting leak-related damage once it occurs:

• Take high-quality photos of the damage. If possible, take photos from multiple views, as it’s not always easy to see damage from certain angles. Make sure that the lighting in the room doesn’t wash out the photos or conceal the damage.
• Keep damaged items until your adjuster tells you it’s okay to dispose of them.
• Take detailed notes every time you speak with someone from your insurance company. Include the date, time, and name of the caller. If you communicate via email, keep copies of each message.

Preventing Further Damage

If a roof leak occurs due to a natural disaster, your priority should be to move your family to safety. Before you leave, prevent further damage by turning off the water and electricity. If possible, secure patio furniture and other objects to prevent them from falling onto your roof or breaking your windows. Check your policy to find out if your insurance company requires you to take additional steps to mitigate the damage. This information is typically listed under “Duties to Perform.”

Finding a Contractor

The next step is to find a qualified contractor to repair or replace your damaged roof. You don’t have to use the contractor recommended by your insurer, but you do need to choose someone who has the appropriate licenses and insurance coverage. Before you hire someone, find out if they use subcontractors. It’s also wise to verify a contractor’s license and professional certifications before proceeding with any roofing work.

Understanding Your Policy

Review your policy regularly to ensure you understand your coverage. Look for these important details:

• Deductible: Your homeowners insurance deductible is the amount of money you have to pay out of pocket before your insurance company starts to cover your claim-related costs.
• Exclusions: An exclusion is something that isn’t covered by your homeowners insurance policy.
• Policy limits: Homeowners insurance policies don’t cover an unlimited amount of damage. Make sure you understand your policy limits so you’re not caught by surprise if your insurance company won’t cover your entire claim.

The Bottom Line

Roof leaks are a hassle, but there are several things you can do to reduce the risk of significant damage. Inspecting your roof regularly gives you an opportunity to fix minor damage before it turns into a major problem. It’s also important to perform regular roof maintenance, or your insurance company may not cover your claim.

To improve your chances of claim approval, make sure you understand the terms of your homeowners insurance policy. If your roof leaks due to a covered peril, contact your insurance company immediately. Be prepared to provide detailed documentation, such as photographs of the damage and a copy of your home inventory, to support your claim.

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Reviewed by Stephanie A. Makowski

Stephanie A. Makowski has over 20 years of experience in the insurance industry. She began her insurance career working for a large independent retail agency within their personal lines department. She then crossed over to the commercial lines department working with the construction and agriculture sectors.