Does Homeowners Insurance Cover Roof Leaks?

Sarah Schlichter is a NerdWallet authority on homeowners, renters and pet insurance. Prior to joining NerdWallet, she spent more than 15 years in digital media as a writer, editor and spokesperson. Sarah enjoys delving into complicated topics and helping readers understand the ins and outs of their insurance coverage. She lives in the Washington, D.C., metro area.

Brenda J. Cude
Professor Emeritus, University of Georgia

Brenda J. Cude is Professor Emeritus in the Department of Financial Planning, Housing and Consumer Economics at the University of Georgia. Dr. Cude has served in various consumer-focused roles for the National Association of Insurance Commissioners since 1994. She has also been a member of the Advisory Council for the Center for Insurance Policy and Research; a Board Member of the Coalition Against Insurance Fraud; a member of the Federal Advisory Committee on Insurance; and a Board Member for the Insurance Marketplace Standards Association. Dr. Cude’s primary research interest is consumer decision-making, with an emphasis in personal financial literacy.

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Caitlin Constantine
Assistant Assigning Editor | Home insurance, renters insurance, pet insurance

Caitlin Constantine is an assigning editor at NerdWallet, focusing on homeowners, renters and pet insurance. She has more than 15 years of experience in digital media, including as the deputy managing editor at The Penny Hoarder and as a digital producer for a 24/7 news station based in the Tampa Bay area. Caitlin enjoys exploring the ways technology can help people become better informed about the world. She currently lives outside Asheville, North Carolina.

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• A homeowners insurance policy generally covers sudden, accidental roof leaks — not those due to age or wear and tear.
• Your insurance company may not pay the full price of a roof replacement if you have actual cash value coverage for your roof.
• If you need to file a claim for a roof leak, report the problem promptly and look for a reputable roofing contractor.

If a roof leak has you breaking out the buckets, it may be time to file a homeowners insurance claim. But whether the leak will be covered depends on what caused it in the first place. Here’s what you need to know.

Does homeowners insurance cover roof leaks?

Homeowners insurance typically covers roof leaks if they’re caused by a sudden, accidental event such as a storm or fallen tree. Your policy likely won’t pay for a leak that develops because your roof is old or poorly maintained.

Here are a few scenarios in which homeowners insurance would likely cover roof leaks:

Strong winds blow shingles off the edge of your roof. (Note: While most standard home insurance policies cover wind and hail damage, homeowners in some coastal areas may need to purchase separate wind coverage. Check with your agent to make sure.)

In addition to the roof itself, your policy may cover related damage to other parts of your home. For example, if a covered roof leak ruined a mattress and part of the floor in an upstairs bedroom, your insurer would typically pay for repairs or replacement.

Your insurer will subtract your deductible from any payout. A home insurance deductible is the amount of a claim you’re responsible for.

The roof falls under your home insurance policy’s dwelling coverage , which pays for damage to the structure of your home. In most homeowners policies, your dwelling is covered on an “open perils” basis. This means your roof is covered for any cause of damage that isn’t specifically excluded in your policy.

Here are some scenarios that many home insurance policies exclude:

Does homeowners insurance cover a roof replacement?

While many leaks can be addressed with minor repairs, severe damage might require a whole new roof. Whether your insurance company will cover a roof replacement depends on the type of coverage you have.

Actual cash value vs. replacement cost value

Some homeowners insurance policies cover your roof on a replacement cost basis. With this type of coverage, the insurer will pay the full cost for a new roof if you need one after a covered claim. But if you have actual cash value coverage , the insurer will reduce your payout to reflect depreciation, based on how old your existing roof is.

Say your current roof was supposed to last 20 years. Now, only 10 years in, you need a roof replacement. If you have actual cash value coverage, your insurance company would deduct half the roof’s value because it’s halfway through its expected lifespan. Once you subtract that and your deductible, your payout from the insurance company will be well short of the full price to replace your roof.

Some homeowners choose actual cash value coverage for their roof to save money on their premiums. But it’s not always a choice. Certain insurance companies will give you actual cash value coverage by default if your roof is past a certain age.

Should you file a claim for roof damage?

Even if you think homeowners insurance will cover your roof leak, filing a claim may not always be the right move.

First, check your deductible. Many homeowners choose deductibles between $500 and $2,000. The average roof leak repair costs $360 to $1,550, according to Angi, a home services website [0]

. Once your insurer subtracts your deductible, you could get little or nothing if your repair costs the average amount.

Second, filing a claim could cause your insurance premiums to go up for the next few years. Consider whether the payout now will be enough to cancel out those future increases.

Getting quotes from a few roofers can help you decide whether the repair will be expensive enough to make filing a claim worth it.

How to file a claim for roof damage

Once you’ve decided to submit a claim, here are some steps to take:

File promptly. You may be able to file your claim by phone or on the insurer’s website or app. It’s best to file as soon as possible to get the process started, especially if your damage is due to a widespread natural disaster. It can take longer to settle claims if there are hundreds of other nearby homeowners who also need help.

Document the damage, if possible. While we recommend leaving the inspection of the roof to a professional, you can take pictures of interior problems such as damaged furniture or water stains on your ceiling.

Hire a reputable contractor. Don’t just choose the cheapest roof repair company and call it a day. Check references, read reviews and make sure the company you choose is licensed in your state.

In particular, beware of roofing contractors going door to door after disasters. They may dangle suspiciously low rates or promise to get you a free replacement roof from your insurance company if you let them file a claim on your behalf. Such offers are often scams.

How to prevent roof leaks

Trim back tree branches and tall bushes that are close to the roof. This can help keep debris out of your gutters and prevent moss from growing in damp, shady spots.

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Sarah is a NerdWallet authority on homeowners, renters and pet insurance. Her work has appeared in numerous outlets, including The Associated Press, MarketWatch and The Washington Post. See full bio.

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