Roof Insurance: What Homeowners Insurance Covers and Excludes

Roof insurance is a part of your dwelling coverage in a standard homeowners insurance policy, not a separate product.

Amy Beardsley
Written byAmy Beardsley
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Amy BeardsleyFreelance Insurance and Real Estate Writer
  • 3+ years writing about auto, home, and life insurance

  • 7+ years in personal finance and technology

Amy specializes in insurance and technology writing and has a talent for transforming complex topics into easy-to-understand stories.

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Katie Powers
Edited byKatie Powers
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Katie PowersLicensed P&C Agent, Senior Insurance Editor
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  • 4+ years experience in insurance and personal finance editing

  • NPN: 20564519

Katie uses her knowledge and expertise as a licensed property and casualty agent in Massachusetts to help readers understand the complexities of insurance shopping.

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Mark Friedlander
Reviewed byMark Friedlander
Mark Friedlander
Mark FriedlanderSenior Director, Media Relations, Insurance Information Institute
  • Media relations director for Insurance Information Institute

  • 20+ years in insurance and communications

  • Impartial, independent expert

As Senior Director, Media Relations, for Insurance Information Institute, Mark serves as the non-profit’s national spokesperson, sharing information and education on a wide array of insurance issues.

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Roof damage is one of the most frequent reasons homeowners file claims in the U.S.[1] But “roof insurance” isn’t a stand-alone policy. Instead, it’s part of the dwelling coverage portion of homeowners insurance. Your policy typically covers sudden, accidental damage from a storm or fire, but it won’t pay for damage caused by aging materials, wear and tear, or lack of upkeep.[2]

Here’s what to know about what roof insurance covers, what it doesn’t, which factors affect its cost, and how to navigate the claims process if your roof takes a hit.

Quick Facts
  • Actual cash value (ACV) policies reduce your claim payout based on age and wear.

  • Homeowners with older roofs may have reduced payouts or limited coverage.

  • Regular inspections and maintenance can help protect coverage.

When homeowners insurance covers roof damage

Homeowners insurance covers sudden, accidental damage to your roof. Insurers call these incidents “covered perils.” Here are the most common:

  • Windstorms: Most policies cover wind damage, but some coastal policies exclude it.

  • Hail: Most homeowners insurance policies cover hail damage, which can crack, dent, or knock shingles loose.

  • Falling objects: If a tree limb crashes onto your roof, your policy might cover the damage and may pay limited removal costs. It depends on the insurer.

  • Fire or lightning: If fire or lightning damages your roof, your policy will typically cover the repairs.

  • Vandalism: If someone damages your roof on purpose, most standard policies cover it.

Policies usually also cover interior damage, like water leaks, if it’s from a covered roof claim. How much your insurer pays can depend on your roof’s age, what it’s made of, and whether your policy uses replacement cost value (RCV) or actual cash value (ACV).

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Actual cash value vs. replacement cost

With ACV, your insurer factors in depreciation before cutting a check. A roof that’s 15 years into a 25-year expected lifespan could mean a payout well short of actual repair costs.

RCV pays to repair or replace your roof at today’s prices, up to your policy limits. You’ll pay more in premiums, but you’re less likely to be stuck with a big gap between the payout and the repair bill.

Most experts recommend RCV since ACV payouts on aging roofs can leave you covering more than you’d expect out of pocket.

Coverage Type
sort ascsort desc
What It Pays For
sort ascsort desc
Best For
sort ascsort desc
Drawbacks
sort ascsort desc
ACVDepreciated cost of the damaged roofOlder homesSmaller payout
RCVFull replacement at current pricesNewer or high-value homesHigher premium

When homeowners insurance doesn’t cover roof damage

Homeowners insurance doesn’t cover roof damage caused by normal wear and tear or lack of maintenance. If you don’t keep up with repairs, your insurer likely won’t cover the damage.

Here are the most common exclusions:

  • Older roofs: Some insurers may limit coverage or pay only ACV for roofs past a certain age.

  • Poor maintenance or existing leaks before an incident: Damage from lack of upkeep or prior issues before a storm hits won’t qualify as a covered claim.

  • Mold, rot, or pest infestations: Insurers generally treat these as maintenance issues and exclude them from coverage.

  • Cosmetic damage that doesn’t affect function: Some policies may exclude or limit coverage for damage that doesn’t affect the roof’s performance.

  • Manufacturing defects or improper installation: These are often warranty issues, not insurance claims.

Insurers can reduce payouts or deny claims based on your roof’s material or overall condition. Scheduling regular inspections can help you stay ahead of problems.

Factors that affect roof insurance coverage

Many factors can affect your homeowners insurance coverage for roof damage and how much it’ll pay:

  • Roof age: Older roofs may lead insurers to limit coverage, require an inspection, or switch your payout from RCV to ACV.

  • Roof materials: Some materials may have longer lifespans, which affects both your coverage options and premiums.

  • Insurance deductible: Some policies use percentage-based deductibles for catastrophic events.

  • Cause of damage: Covered claims depend on the underlying cause of the damage.

Coverage terms vary by company and policy type. If your roof is older, confirm with your insurer how depreciation applies to your policy.

Why it’s important to have roof insurance

Your roof keeps the elements out and provides your family with a safe and dry place to live. The cost associated with keeping a roof over your head isn’t cheap.

Most homeowners pay between $5,867 and $13,209 to replace a roof. The overall average cost is $9,513, according to home services website Angi.[3]

But roof replacement costs vary widely based on the size of your home and the type of roofing materials you use. Practicing seasonal roof maintenance can prevent you from having to tap into your long-term savings or going into debt.

In the table below, you can see average costs per square foot to replace different roofing materials, as well as estimated cost ranges to replace a 2,500-square-foot roof.[4]

Roofing Material
sort ascsort desc
Life Span
sort ascsort desc
Cost Per Square Foot
sort ascsort desc
Cost to Replace 2,500-Square-Foot Roof
sort ascsort desc
Asphalt10–20 years$1–$1.20$2,500–$3,000
Clay50–100 years$10–$20$25,000–$50,000
Copper70–100 years$15–$35$37,500–$87,500
Slate125–200 years$10–$30$25,000–$75,000
Synthetic25–50 years$5–$12$12,500–$30,000
Wood30–50 years$6–$15$15,000–$37,500
Source: Angi

How to file a roof insurance claim

After a storm, you may spot missing shingles, leaks, ceiling stains, or dents in your roofing material. That’s when you’ll want to file a claim. Here’s how:

    illustration card https://a.storyblok.com/f/162273/x/456bd9da2f/phone-call-1.svg

    1. Contact your insurance company

    Start the claim online, through your insurer’s mobile app, or by phone.

    illustration card https://a.storyblok.com/f/162273/150x150/f05c9c5796/climate-change-96x96-yellow_028-earthquake.svg

    2. Document the damage

    Take photos and videos of the roof and any interior damage.

    illustration card https://a.storyblok.com/f/162273/150x150/340cccf72f/recovery-and-repair-96x96-orange_009-tools.svg

    3. Make temporary roof repairs

    Do what you can to prevent further loss, such as placing a tarp on your roof.

    illustration card https://a.storyblok.com/f/162273/150x150/55b61a5856/jobs-and-professions-96x96-green_017-businessman.svg

    4. Meet the adjuster

    An adjuster will inspect the damage. Meet them at your house so you can point out issues and answer questions.

    illustration card https://a.storyblok.com/f/162273/150x150/df526b3cdf/surgery-96x96-yellow_028-form.svg

    5. Review the settlement

    Examine the claim decision carefully. Check the payout amount, your deductible, and how depreciation was applied.

You have options if your insurer denies your claim or the payment appears low: Ask for a second inspection or appeal, submit additional proof, or contact your state insurance department.

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How to maintain your roof for insurance coverage

Regular maintenance won’t just extend your roof’s life; it can also work in your favor if you ever need to file a claim.

  • Inspect annually. Regular roof inspections can catch small problems before they turn into expensive ones.

  • Clean gutters. When gutters clog, water can back up under your roofing materials and cause damage.

  • Trim nearby branches. Keep tree limbs away from your roof to reduce the risk of storm-related damage.

  • Prevent ice dams. In colder climates, proper attic insulation and ventilation help prevent water damage from ice dams.

  • Watch for moisture or mold. Ceiling stains, musty odors, or mold can signal a leak.

  • Keep maintenance and repair records. Photos, invoices, and inspection reports can support your case if you ever need to file a claim.

Roof insurance FAQs

Here are answers to some of the most commonly asked questions about roof coverage.

  • Does home insurance cover roof leaks?

    Home insurance policies can cover roof leaks caused by certain types of events, such as storm damage or burst pipes. Leaks from neglected maintenance or flooding are generally excluded.

  • Does insurance cover damage from snow or ice?

    Homeowners insurance usually covers roof damage caused by snow or ice, especially if it happens suddenly. But long-term issues, such as ice dams, may be treated as maintenance problems and not covered.

  • How much will insurance pay for a new roof?

    Your payout depends on your policy terms and deductible. Some policies reimburse the full cost to replace the roof, while others use ACV and reduce payment for age and wear.

  • Can an old roof make your insurance go up?

    Insurers consider your roof’s age and condition when setting your rate. An older or poorly maintained roof may lead to higher premiums, coverage limits, or a switch from replacement cost to ACV.

  • What makes a roof uninsurable?

    Insurance companies may decline coverage or drop coverage for a few main reasons, such as old age, structural damage, leaks and water damage, and unsafe roofing materials.

  • Will home insurance cover a 20-year-old roof?

    Many insurance companies won’t cover a roof that’s more than 20 years old. Other companies might provide coverage, but only at ACV. Actual cost coverage will pay the replacement cost, minus depreciation.

  • Can an insurance company force you to get a new roof?

    Yes. An insurance company can require you to replace your roof before coverage or when your policy is up for renewal. The older your roof is, the more of a liability it is. Maintaining your roof can help you avoid a lapse in coverage.

Sources

  1. Insurance Information Institute. "Facts + Statistics: Homeowners and renters insurance."
  2. National Association of Insurance Commissioners. "A Consumer's Guide to Home Insurance."
  3. Angi. "How Much Does Roof Replacement Cost?."
  4. Angi. "13 Types of Roofing Materials and How to Choose the Right One."

Methodology

Insurify data scientists analyzed rates from more than 180 home insurance companies sourced directly from Insurify’s partner companies and Quadrant Information Services. Rates span all 50 states and Washington, D.C., and quote averages represent the mean price for a given coverage level and geographic area. To ensure data reliability, only insurers meeting minimum quote thresholds were included in the analysis.

Unless otherwise specified, quoted rates reflect the average cost for homeowners with no prior claims and good credit with a home construction year of 1980. The default coverage assumptions include:

Default Coverage Assumptions

  • Dwelling coverage: $300,000
  • Deductible: $1,000
  • Personal property limit: $25,000
  • Liability limit: $300,000

Additional data points beyond these default values are sourced from Insurify’s proprietary database. Rates are updated monthly.

Amy Beardsley
Written byAmy BeardsleyFreelance Insurance and Real Estate Writer
Photo of an Insurify author
Amy BeardsleyFreelance Insurance and Real Estate Writer
  • 3+ years writing about auto, home, and life insurance

  • 7+ years in personal finance and technology

Amy specializes in insurance and technology writing and has a talent for transforming complex topics into easy-to-understand stories.

Featured in

media logomedia logo

Amy specializes in insurance and technology writing and has a talent for transforming complex topics into easy-to-understand stories.

Katie Powers
Edited byKatie PowersLicensed P&C Agent, Senior Insurance Editor
Photo of an Insurify author
Katie PowersLicensed P&C Agent, Senior Insurance Editor
  • Licensed auto and home insurance agent

  • 4+ years experience in insurance and personal finance editing

  • NPN: 20564519

Katie uses her knowledge and expertise as a licensed property and casualty agent in Massachusetts to help readers understand the complexities of insurance shopping.

Featured in

media logomedia logo
Mark Friedlander
Reviewed byMark FriedlanderSenior Director, Media Relations, Insurance Information Institute
Mark Friedlander
Mark FriedlanderSenior Director, Media Relations, Insurance Information Institute
  • Media relations director for Insurance Information Institute

  • 20+ years in insurance and communications

  • Impartial, independent expert

As Senior Director, Media Relations, for Insurance Information Institute, Mark serves as the non-profit’s national spokesperson, sharing information and education on a wide array of insurance issues.

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