Does Homeowners Insurance Cover Roof Leaks?

Your roof is the first and most important barrier between weather outside and the inside of your home, and a leaky roof can be worrying. There is already a risk of damage to rooms and belongings inside; factor in the possibility of unknown damage to the structure of the roof and it becomes apparent that you need to know whether your homeowner’s insurance will cover the repairs and replacements involved in fixing a leaking roof.

Types of Damage

There are two basic types of damage involved in a leaking roof: damage to the roof itself, and damage to possessions and parts of the structure of the house as a result of the leaking roof. This may include damage to the ceilings, beams, walls and interior decor such as carpets. Whether or not your insurance policy covers the damage to the roof, it is not unlikely that interior water damage will be wholly or partly covered under the policy. This is often the case even if the leak is the result of normal deterioration over time rather than an event or accident that caused specific damage to the roof.

How “Wear and Tear” Actually Works

Homeowners insurance typically does not cover roof failures that are simply due to normal wear on an older roof. Coverage for roof leaks is specific to damage resulting from things like storms, wind or other weather events, fires, vandalism or accidents. These are single, clear incidents that cause obvious and often serious damage to the structure and function of the roof.
“Wear and tear” clauses usually specify that normal wear, which cannot be attributed to any particular cause except the passage of time and the age of the roof, are a separate case from event-related damage. Even a well-built roof only lasts as long as the materials used to build it. Still, water damage inside the house may be covered because there are some other causes of water damage, such as rusted or aging pipes, connections and water heaters. Roof leak water damage tends to be grouped with these other types of “wear and tear” related damages and covered for that reason, instead.

Other Common Exceptions

A leak that has gone on for an extended period, perhaps through several rainstorms or seasons, without being noticed can cause damage and mold that may or may not be covered under your policy. Most insurance companies specify that it is your responsibility as a homeowner to keep an eye out for water damage and leaks and respond to them in a timely manner, such as by moving belongings away from areas where they might be exposed to leaks and by having regular maintenance on your home, your roof and the rest of your property.
The age of the roof may also become relevant when a damaged roof is being assessed for a claim. If an inspector concludes that the damage is mostly from the event itself and not from wear and tear, aging or poor attention to maintenance prior to the event, you may still receive less than you expect, consistent with the “depreciated value” of the roof. In other words, because the age of the roof affects its worth. This type of exception varies widely, so check your policy to see whether you will receive reimbursement for all the repair costs or just for the estimated value of the roof before it was damaged.

What You Can Do

It is always a good idea to be aware of the condition of your home and take immediate steps to any damage you notice. To ensure that you are correctly and fully reimbursed for damage resulting from roof leaks, you should document the condition of your roof with photographs every time something changes, including whenever you have maintenance or repairs done and whenever you notice damage. Always ask your ServiceWhale contractor for copies of any documentation related to the work they do for you. Keep a file of records of maintenance and any damage, including bills, invoices, estimates and reports. The more information you have on hand, the better you can make your case to your insurance provider and receive prompt reimbursement.
Make sure that you have repairs and maintenance done by reputable contractors who are willing and able to provide ample documentation. If you need an inspection or maintenance performed on a suspected or apparent leaking roof, try ServiceWhale’s request wizard to find a competent and experienced roofer in your area.