Does Home Insurance Cover Roof Leaks? Here’s What You Should Know

It can be pretty panic-inducing seeing drips coming through your ceiling. Leaky roofs aren’t the sort of thing you want to delay dealing with—extensive water damage can rapidly ruin your home and be dangerous and costly to remedy. If a steep repair bill will sweep out your savings, you might ask yourself, “Does home insurance cover roof leaks?” The answer depends on the cause of the water ingress and your policy’s fine print. Read on to find out more.

Roof Leak Insurance Coverage Depends on the Cause of the Leak

Every policy differs, but roof leak insurance coverage generally relates to sudden, accidental damage. If your roof is leaking because it is old and improperly maintained, you'll likely have to cover the cost of repairs yourself.

What Your Home Insurance Covers

With “open peril” policies, if a cause isn’t specifically listed as being excluded, then your home insurance will typically offer coverage. Examples of perils that are usually covered by home insurance are:

• Fire and smoke

• Lightning

• Hail and windstorms

• Vandalism

• Theft

• Accidental damage due to an electrical surge

• Accidental cracking or bursting of pipes

• Falling objects, including tree damage

And don’t despair if your favorite heirloom piece of furniture or new carpets take a hit as a result of the leak. When other home damage is associated with sudden, accidental roof issues, your insurance will typically cover this too.

What Your Insurance Won’t Cover

It’s not just intentional or neglectful damage that means you might have to stump up yourself. Some “perils” relating to roof leaks that home insurance policies can exclude include:

• Substandard work or materials

• Standard wear and tear

• Wildlife damage (think rats, birds, or ants) or damage from your pets

• Intentional damage

• Landslide damage

• Earthquake damage

• Settling and cracking of your home’s foundation

• Smog, rust, and corrosion

• War or government-driven events

Always review the fine print and be aware of regional exceptions. For example, states prone to hurricanes might require you to purchase additional wind coverage. The same may be true if you live in an earthquake zone.

Furthermore, remember that standard policies often exclude mold and fungus, but they can be covered if they result from a covered incident. Some policies even offer optional mold insurance add-on coverage.

And don’t forget to check your policy deductibles (the amount you are responsible for paying directly). This is typically around $1,000 and is subtracted from the final payout.

Are Full Roof Replacements Covered?

If a major storm has wreaked havoc on your roof, minor repairs might not be enough. When a complete replacement is on the cards, the roof's age and your policy coverage influence whether your insurance will pay out.

Look for a “guaranteed replacement cost” policy if you want your insurer to pick up the full bill. The premiums for an “actual cash value” policy might cost less, but the payout depreciates as your roof ages. So, if your roof is 15 years old and has an expected lifespan of 30 years, you might only get a payout for half the value of the roof (less the deductibles).

When and How to File A Claim

If you believe the cause of your leaky roof falls under a covered peril, getting your claim in promptly and paying attention to detail will help increase the chances of a successful payout. Plus, delaying action often results in worse structural damage and the potential for malignant mold development. Here's a step-by-step guide to navigate the process:

• 1. Review Your Policy: Begin by carefully reading your insurance policy's fine print. Understand what is covered, what isn't, and any immediate actions required to secure coverage.

• 2. Document the Damage: Capture detailed photos and videos of the damage. Evaluate whether filing a claim is financially viable, considering deductibles and previous claims history. Sometimes, covering smaller repairs out of pocket may be a better long-term choice.

• 3. File Your Claim: Submit your insurance claim. Once submitted, the insurance company will initiate the process, typically involving a visit from an adjuster. They will assess the damage, determine coverage for repairs or replacement, and provide guidance on the next steps.

• 4. Temporary Repairs: While waiting for major repairs, consider emergency roof repairs if necessary. This might include using a temporary tarp to cover the damaged area and prevent further water infiltration.

Taking these steps promptly and thoughtfully can help expedite the resolution of your roof leak issue and maximize the chances of a successful insurance claim.

Will Your Home Insurance Provide Contractors?

If your home insurance covers the claim, they often provide a list of qualified, approved contractors. However, it's possible, and often a good idea, to get quotes from other licensed professionals. If you have a go-to roofing contractor or personal recommendation, you could get a written estimate for them to submit to your insurer for approval.

Find and Fix Leaks Promptly

A slow leak caused by a few missing shingles after a recent storm might not be as problematic as a major gush of water after a tree creates a hole in your roof. However, punctually finding the cause of any leak helps minimize damage and the chance of claim setbacks.

Identifying roof leaks can be trickier than you think, and inspecting the roof yourself isn’t the safest option. Sometimes the signs can be subtle, and it often takes a professional to pinpoint the problem. Finding the point of entry and keeping an eagle eye out for signs of attic or ceiling moisture or mold is vital.

Arranging regular professional roof inspections is a safe and thorough option that helps mitigate against pricey repairs that home insurance won’t cover. Plus, you can nip small problems in the bud before you experience big problems caused by a leaky roof. It also increases the chances of early detection of ingress problems hiding behind walls or in other less noticeable spaces.

Examples of issues that might come up in a roof inspection that you can quickly correct to prevent roof leaks from becoming a problem include:

• Missing shingles

• Loose or missing flashing

• Cracked or splintered rafters or trusses

• Missing or damaged collar or rafter ties

• Wayward tree branches

• Blocked gutters

When it comes to how to fix a leaking roof, if the problem relates to a minor issue like replacing flashing, you might be able to make inexpensive and straightforward repairs yourself. You'll have to hire a reputable local roofing repair contractor for complex or extensive repairs that your home insurance won't cover.

Cost to Fix a Roof Leak

Thankfully, even if your insurance won't cover a roof repair, resolving the problem isn’t always bank-breaking. The average cost to repair a roof is around $1,000, and you might be able to DIY simple roof leak repairs for as low as $200.

However, when there’s major damage, the average cost to replace a roof is $9,000. And, even with seemingly small leaks, it can be a good idea to have a professional assess the damage before making repairs yourself. You want to be sure there isn’t something more complicated going on. Getting it wrong could mean you end up with more extensive damage and eye-watering bills.