Does homeowners insurance cover roof replacement?

The cause of the damage matters most

Homeowners policies are generally written to cover sudden, accidental damage. Wind, hail, a fallen tree or fire are the usual examples. They are generally not written to pay for a roof that has worn out with age, or for damage that comes from a lack of maintenance.

So the question an insurer asks is less "does this roof need replacing?" and more "what caused the damage, and when?". Two roofs in the same condition can get different answers depending on that.

Your deductible

Whatever the insurer pays comes after your deductible. Some policies have a flat dollar deductible. Some have a separate deductible for wind or hail, sometimes set as a percentage of the home's insured value rather than a flat amount. Your declarations page lists the deductibles that apply to you.

The deductible is yours to pay. Be wary of any roofer who offers to waive or cover it.

Actual cash value vs replacement cost

• Actual cash value (ACV)pays what the damaged roof was worth at the time, which means the cost of a new roof minus depreciation for the old roof's age and wear. On an older roof, that can be well below the cost of replacing it.
• Replacement cost value (RCV) pays toward replacing the roof with a similar new one. Insurers often pay it in two parts: the actual cash value first, then the held-back amount after the work is done and documented.

Some policies treat the roof differently from the rest of the house, for example paying the roof on an actual cash value basis or by a schedule tied to the roof's age. Some exclude cosmetic damage that does not affect how the roof works. Your policy wording is the only place to find out which applies to you.

If you think you have storm damage

1. Take dated photos of the damage you can see safely from the ground, and of any leaks or stains inside.
2. Prevent further damage where you safely can, such as a tarp over an open area, and keep receipts.
3. Read your declarations page and the roof and wind or hail sections of your policy.
4. Call your insurer or agent and ask how they want the claim reported and what they need from you.
5. Get an inspection and a written estimate from a roofer you have checked yourself.
6. Read anything about your claim before you sign it, including any paperwork a contractor gives you.

Our guide on how to find a good roofer covers the checks to run, including how to spot storm chasers.

If the roof is just old

If the roof is worn out rather than damaged, plan on paying for the replacement yourself. Our roof replacement cost guide shows typical installed ranges by state, material and home size, and repair vs replacement covers when a repair is enough.

Some states limit how insurers treat an older roof. In Florida, an insurer may not refuse to issue or renew a homeowners policy solely because the roof is less than 15 years old. See Florida's roof-age rule for the details.

What One Good Roofer does and does not do

One Good Roofer is a free homeowner matching service. We connect homeowners with one vetted local roofing company per area. We are not a roofing contractor, an insurance company or an adjuster, and we do not handle claims or tell you what your policy will pay.

This is general information, not insurance advice. Check your policy.