Roofs, and how they are settled
Often the one part of the building insured differently.
The roof is the part of a house most exposed to weather, most expensive to replace, and increasingly the part insured on different terms from everything beneath it.
A policy that settles the building on a replacement cost basis can still settle the roof on a schedule that pays less as the roof gets older. That is worth knowing before a storm rather than after one.
Damage, not wear
A policy covers roof damage from a covered peril — wind, hail, a falling tree. It does not cover a roof that has reached the end of its life, however leaky that roof has become.
This is the same sudden-versus-gradual line the rest of the policy draws, and on a roof it is unusually visible: storm damage tends to be localised and directional, while age shows up evenly across the whole surface.
An adjuster inspecting a roof is largely deciding which of those two they are looking at.
Roof settlement schedules
Some policies settle roof claims on a schedule tied to the roof's age, paying a reducing proportion of replacement cost as it gets older, even where the dwelling is otherwise insured on a replacement cost basis.
Where that applies, an older roof can generate a substantially smaller settlement than the cost of replacing it, and the shortfall is yours.
Whether your policy does this is stated in the wording rather than implied by the premium. It is one of the more meaningful differences between two quotes that otherwise look identical, and it is rarely raised unless you ask.
Age, materials and insurability
Roof age affects more than settlement. It affects eligibility and pricing, and beyond a certain age some insurers will decline to write the property at all, or will write it only with the roof on an actual cash value basis.
Material matters too, both for durability and for how the roof is rated. A recently replaced roof is one of the more effective things a homeowner can do to their premium, which is worth knowing when the replacement is being considered anyway.
Keep the documentation. The date of replacement, the materials and the contractor's paperwork are what evidence the roof's age later, and reconstructing that afterwards is difficult.
After a storm
Inspect from the ground and photograph what you can see, including the surroundings — the state of the neighbourhood is useful context for whether a storm passed through.
Prevent further damage where it is safe to do so. Temporary covering is generally a reimbursable cost and failing to protect the property can affect the claim.
Be careful with unsolicited contractors after a storm. Get the insurer's inspection arranged, get written estimates, and do not sign anything that assigns your claim to a third party without understanding exactly what it does.
Common questions
Where the damage is from a covered peril and the policy settles roofs on a replacement cost basis, generally yes. Where the policy uses an age-based schedule, or the roof has simply worn out, the answer can be very different.
It affects premium, and beyond a certain age it can affect whether an insurer will write the property at all or will only cover the roof on an actual cash value basis.
It depends on why it leaks. A leak caused by storm damage is generally a claim; a leak because the roof has aged out is generally maintenance and is excluded.
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This page is general information, not advice about your specific circumstances. A licensed insurance professional can tell you what’s actually available to you.
General information only, not insurance advice. Coverage, availability, and terms vary by insurer and by state, and are subject to underwriting. Quote My Policy LLC is a licensed insurance producer. Nothing here binds coverage.