Roof Insurance Claims

Roof damage from sudden events such as windstorms, hail, falling trees or fire is often covered by property insurance, while wear, age, neglect and poor installation usually are not. Policy terms vary widely by insurer, country and region, so the policy wording and the insurer's guidance always take precedence over general descriptions.

Coverage types

In North America, two settlement bases are common:

• Replacement cost value (RCV) pays to repair or replace damaged property without deducting depreciation, after the deductible.
• Actual cash value (ACV) deducts depreciation, which reflects the roof's age and condition, so payments on older roofs can be much lower.

The US National Association of Insurance Commissioners gives an example in which the same damage results in a far smaller ACV payment than an RCV payment because of depreciation. Some policies apply ACV to roofs above a certain age, use a payment schedule tied to roof age, or settle in stages, paying the depreciation portion after the work is complete.

Deductibles and exclusions

Policies may carry separate deductibles for wind, hurricane or hail, sometimes set as a percentage of the insured value. Some coastal policies exclude wind or hail altogether, requiring separate coverage. Cosmetic damage, such as dents on metal that do not affect function, may be excluded under some policies.

Typical process

1. Make the property safe and take reasonable steps to prevent further damage, such as tarping.
2. Document: dated photos and video of the roof, interior damage and collateral damage such as dented gutters.
3. Notify the insurer promptly; many policies set time limits.
4. Inspection by an adjuster, sometimes with a roofer or engineer present.
5. Estimate and settlement based on the policy terms.
6. Repairs, sometimes followed by additional payments for code-required upgrades if the policy includes that coverage.

Disputes and caution

Disagreements over cause (storm damage versus wear) are common. Options may include providing further evidence, independent inspections, appraisal provisions in the policy, or complaints to the insurance regulator. Consumer groups advise caution with contractors who offer to cover deductibles or ask owners to sign over claim rights.