Roof Leaking Can I Claim on Insurance? A 25-Year Roofer's Honest Guide
I've been installing and repairing roofs across Texas for over twenty-five years. My team at Kingwood Roofing has completed more than 3,500 projects. We hold certifications from GAF, CertainTeed, and Owens Corning. This experience gives me a unique view of insurance claims from the shingles up. I've stood on roofs with adjusters and homeowners hundreds of times. I've seen what gets approved and what gets denied. This article exists to solve a real, stressful problem for you. When water drips into your living room, you need clear answers fast. You need to know if your insurance will help pay for repairs. This guide will walk you through that confusing process step by step. I'll share real stories from our customer projects. I'll explain the exact language in insurance policies that matters. My goal is to save you time, money, and a massive headache.
The information here comes from decades of hands-on work. It's based on reviewing hundreds of insurance policies with homeowners. It references manufacturer installation instructions and local building codes. My methodology is simple: share what actually works in the real world. I'll tell you the common pitfalls we see homeowners fall into. I'll show you how to build a strong case for your claim. This isn't theoretical advice. This is field-tested knowledge from fixing leaks after every major Texas storm. Let's get started.
Understanding Your Homeowner's Insurance Policy: The Fine Print That Matters
Most people never read their insurance policy until disaster strikes. This is a big mistake. Your policy is a legal contract. It defines exactly what is covered and what is not. The language can be confusing. I'll translate the key parts for you. First, know that most standard policies are "replacement cost" or "actual cash value." Replacement cost is better. It pays to fix your roof with materials of similar kind and quality. Actual cash value deducts for depreciation. This means you get less money for an older roof.
What is Typically Covered: Sudden and Accidental Damage
Insurance is designed for sudden, accidental events. It is not a maintenance plan. Covered "perils" usually include wind, hail, fire, and falling objects. For example, a tree branch crashing through your roof in a storm is covered. Hailstones creating bruises on your asphalt shingles are covered. High winds tearing shingles off are covered. The damage must be direct and caused by the listed event. The insurance company will investigate the cause. They need to link the leak to a specific covered event. This is where a professional roofer's inspection report is crucial.
What is Typically NOT Covered: Wear and Tear
This is the most common reason for claim denials. Insurance does not cover problems from age or lack of maintenance. If your roof is 25 years old and shingles are curling from sun exposure, that's wear and tear. If granules are washing away from normal weathering, that's not covered. If a leak starts at a worn-out pipe boot seal, that's often considered maintenance. Slow leaks from deteriorated flashing are usually excluded. Your policy requires you to maintain your property. You can check your specific exclusions by reading your policy documents. The Insurance Information Institute is a good resource for general policy understanding.
The Step-by-Step Process to File a Roof Leak Insurance Claim
Do not call a contractor and say "file a claim for me." You must follow the proper sequence. Doing it wrong can get your claim denied. Here is the proven process we recommend to all our customers.
Step 1: Mitigate Further Damage Immediately. This is your duty as a policyholder. If water is coming in, put buckets down. Move furniture and valuables. If safe, you can place a tarp over the leak area from inside the attic. Do not get on a wet, damaged roof yourself. That is extremely dangerous. Take photos and videos of the active leak and any water stains. This documents the emergency.
Step 2: Call a Licensed, Reputable Roofer for a Professional Inspection. Before you call your insurance company, get an expert opinion. A good roofer will do a thorough inspection. They will identify the source of the leak and the likely cause. They will take high-resolution photos of the damage. Ask for a detailed written report. This report is your evidence. It should explain if the damage appears to be from a storm or from age. Choose a roofer with good reviews and proper licensing. They should be familiar with insurance claims.
Step 3: Review Your Roofer's Report and Call Your Insurance Company. Now you have facts. Call your insurance agent or the claims number on your policy. Report the claim. Be clear and factual. Say, "I have a roof leak after the storm on [date]. My roofer's inspection indicates wind damage to shingles and compromised flashing." Provide the date of the storm if known. The insurance company will assign you a claim number and an adjuster.
Step 4: The Insurance Adjuster's Inspection. The adjuster will contact you to schedule a time to inspect. It is VITAL that your roofer is present for this inspection. Do not let the adjuster go on the roof alone. Your roofer can point out the damage the adjuster might miss. They can explain technical details. This meeting often determines the outcome of your claim. Be polite but let your roofer be the technical expert.
Step 5: Review the Adjuster's Scope and Estimate. The adjuster will write a "scope of loss." This is a list of damaged items and the insurance company's estimated repair cost. Your roofer should review this line by line. Often, the initial estimate is low. It may miss hidden damage under the shingles. It may use lower-quality material prices. Your roofer can prepare a "supplement" request. This is a formal request for additional funds based on their detailed estimate.
Real Project Case Studies: What Actually Gets Approved
Let me share two real examples from our files. Names are changed for privacy. These show how the process works on the ground.
Case Study 1: The Hail Damage Approval. The Johnson family in Kingwood called us after a severe spring hailstorm. They heard pounding on their roof. Two days later, a leak appeared in their upstairs hallway. We inspected and found classic hail damage: circular bruises on the asphalt shingles. The bruises had fractured the matting underneath. We also found dented roof vents and gutter guards. We documented everything with photos and a diagram. The homeowner filed a claim. We met the adjuster on site. We showed him the bruises and used a chalk line to highlight them. The adjuster agreed it was hail. The initial estimate was for a full roof replacement. The supplement process covered the cost of upgraded synthetic underlayment and proper ice and water shield in the valleys. Total project: approved.
Case Study 2: The Wear and Tear Denial. Mr. Davis had a leak in his 28-year-old roof. There had been no recent storms. He filed a claim hoping for a new roof. We inspected and found the leak originated at a cracked plastic pipe boot. The surrounding shingles were badly curled and brittle from age. The entire roof surface was at the end of its life. We gave him the honest assessment: this was not storm damage. The insurance adjuster confirmed the same. The claim was denied as excluded wear and tear. We helped Mr. Davis understand his options for financing a necessary replacement.
How to Work Effectively With Your Chosen Roofer
Your relationship with your roofer is key. A good contractor is your advocate. A bad one can ruin your claim. Here is what to look for and what to avoid.
Signs of a Good Insurance-Savvy Roofer: They offer a free, detailed inspection. They provide a written report with photos. They explain the cause of damage clearly. They are willing to meet your insurance adjuster. They have a physical office and good online reviews. They are licensed and insured. They offer manufacturer warranties on their work. They do not pressure you to sign a contract before the insurance company has issued payment. They communicate clearly about the supplement process.
Red Flags to Avoid: The contractor shows up unsolicited after a storm ("storm chaser"). They offer to pay your insurance deductible (this is illegal in many states, including Texas). They ask you to sign an "assignment of benefits" form giving them control of your claim payments. They use high-pressure sales tactics. They cannot provide local references. They only accept cash payments. These contractors often do low-quality work and disappear when problems arise.
Understanding Depreciation, Deductibles, and Your Out-of-Pocket Costs
Even with an approved claim, you will have costs. You must understand these upfront.
Your Deductible: This is the amount you agree to pay out of pocket. It's listed on your policy declarations page. Common deductibles are $1,000 or 1% of your home's insured value. If your roof repair is approved for $15,000 and your deductible is $1,500, you pay $1,500. The insurance company pays $13,500. You pay this deductible directly to your roofing contractor. It is part of your contract price.
Depreciation (for Actual Cash Value Policies): If you have an ACV policy, the payment is reduced for the age of your roof. For example, a 10-year-old roof with a 20-year lifespan has lost 50% of its value. If replacement cost is $10,000, the ACV payment might be $5,000 minus your deductible. You would get a check for much less than the full repair cost. This is why knowing your policy type is critical.
Upgrades and Code Upgrades: Your insurance will pay to repair your roof to its pre-loss condition. If you want to upgrade from 3-tab shingles to architectural shingles, you pay the difference. Also, if local building codes have changed since your roof was built, you may need extra work. For example, new code may require more roof fasteners. Insurance often pays for these "code upgrades." Your roofer should identify these needs in the supplement.
Frequently Asked Questions From Homeowners
Will filing a claim make my insurance rates go up?
It might. Insurance companies consider claim history. A single claim for a major weather event may have less impact than a small claim for interior water damage. You should file a claim for significant, covered damage. Do not file small claims for minor repairs. Discuss the potential for a rate increase with your insurance agent before filing if you are concerned.
How long do I have to file a claim after a storm?
Check your policy. Most companies require you to report damage "promptly" or within a certain time frame, often one year from the date of loss. Do not wait. Damage can worsen over time. A delay can give the insurance company reason to question whether the storm actually caused the leak.
What if my insurance company denies my claim?
First, get the denial in writing with the specific reason. If you disagree, you can appeal. Ask your roofer to provide more detailed evidence. You can also hire a public adjuster. A public adjuster works for you, not the insurance company, to evaluate the loss. They charge a percentage of the final settlement. You can also file a complaint with your state's department of insurance.
Can I choose my own roofing contractor?
Yes, you have the right to choose. Your insurance company may recommend contractors from their network. You are not required to use them. Always choose a contractor you trust and have vetted. The final workmanship warranty will be from the contractor, not the insurance company.
What if the repair cost is more than the insurance estimate?
This is very common. This is why the supplement process exists. Your roofer should submit a detailed estimate to the insurance company showing the line-item differences. They should include manufacturer material specifications and local labor rates. Most reputable insurance companies will work with your roofer to reach a fair price.
Does insurance cover the interior water damage from a roof leak?
Usually, yes. The water damage to ceilings, walls, and flooring is typically covered under the same claim. You will need to document this damage with photos. The insurance adjuster will include it in the scope of loss. You may need to use a separate water mitigation or restoration company for the interior repairs.
What if my roof is only partially damaged?
Insurance should pay to repair the damaged section. However, with asphalt shingles, matching color and style can be impossible on older roofs. If matching shingles are not available, most policies will pay to replace the entire roof slope or even the whole roof to maintain a uniform appearance. This is called a "matching" provision. Check your policy for this language.
Proactive Steps to Strengthen Your Future Claims
Be prepared before disaster strikes. Keep records of your roof's age and maintenance. Take photos of your roof from the ground every year or after major storms. This creates a timeline of its condition. Keep receipts for any repairs or maintenance, like cleaning gutters or replacing sealant. Know your policy details, especially your deductible and coverage limits. Consider scheduling a professional roof inspection every few years. A pre-storm inspection report can be powerful evidence if damage occurs later.
Conclusion: Your Path Forward After a Leak
Discovering a roof leak is stressful. Navigating insurance adds another layer of complexity. Remember the core principle: insurance covers sudden, accidental damage, not neglect. Your first call should be to a trusted, local roofing professional for an inspection. Arm yourself with facts before contacting your insurance company. Be present with your roofer during the adjuster's inspection. Understand your costs, including your deductible. This process requires patience and good documentation. From my 25 years on rooftops, I can tell you that a well-documented claim with a professional advocate has a high success rate. Do not let the fear of a denied claim stop you from filing for legitimate storm damage. Your home is your biggest investment. Protecting it is worth the effort. Start by reviewing your policy today. Then, if a leak appears, you'll be ready to take informed, confident action.