Does Homeowners Insurance Cover Roof Leaks?

Short answerIt depends on why the roof leaks and on your policy. Damage from a covered event such as wind, hail or a falling tree is typically covered. Leaks caused by age, wear and tear or poor maintenance usually aren't. An older roof may also be paid at actual cash value, so check your policy.

What this costs

Our national estimates, not quotes.
Option	Job	Low	High
Replace	Roof Replacement	$6,650	$20,800

Cause usually decides it

The Insurance Information Institute says policies typically cover roof damage from a covered peril such as wind, hail or falling trees. It also says damage from a lack of maintenance won't be covered. California's insurance department lists wear and tear, maintenance and neglect among items generally not covered, and the sample HO-3 form (ISO's October 2000 edition) excludes wear and tear and deterioration.

Older roofs can pay less

The Insurance Information Institute says age and condition are among the biggest factors in how an insurer pays for a roof, and that insurers may limit an older roof to actual cash value, which subtracts depreciation. Roofs over 20 years old usually must pass an inspection when you apply, and some insurers may decline to write policies on older roofs.

What you may not get

North Carolina's insurance department says the insurer only has to replace the damaged area, even if new shingles won't match. Other states and policies can differ, so ask how yours treats matching.

What to do about a leak

Limit further damage if you safely can, take photos, and report the claim. Keep roof work at height to a roofer. See our guide to a leaking roof.

Check your policy

Read your own policy, including any endorsements, and ask your agent or insurer how it applies to your situation. Your state insurance department can answer questions about coverage and take complaints. This page describes general patterns, not what your policy will pay.

Common questions

Will insurance pay for a new roof?

Only if your policy covers what caused the damage, and then according to its terms. North Carolina's regulator says the insurer need only replace the damaged area. Age and an actual-cash-value limit can also reduce the payment.

Is the ceiling damage covered even if the roof isn't?

It can be. In the sample HO-3 form, wear and tear of the roof is excluded, but resulting damage not otherwise excluded can still be covered, while rain damage to belongings needs wind or hail to make an opening first. Ask your insurer how your policy handles it.