How to get insurance to pay for a new roof

A damaged roof can really make you feel stressed out. You want to get it fixed as soon as possible so no further damage occurs, but you also want to make sure that insurance will pay if it’s covered.

The first thing to think about for any insurance claim is the cause of the damage. Homeowner's insurance policies are designed to cover damage from sudden, accidental events, often referred to as "perils." But only certain of these events are covered.

Insurance policies do not cover damage resulting from age, general wear and tear, or lack of maintenance. They also don’t usually cover damage from earthquakes or flooding, unless those coverages are specifically added.

Commonly Covered Events:

• Weather: High winds, hail, and the weight of snow or ice.

• Falling objects: Tree limbs or other debris that hits the roof during a storm.

• Fire: Damage from a house fire or wildfire.

• Vandalism: Intentional damage caused by a third party.

Typically Not Covered:

• Age: A roof that has reached the end of its natural lifespan (e.g., 20-25 years for asphalt shingles).

• Poor maintenance: Damage from issues like clogged gutters or known leaks.

• Pest damage: Damage caused by insects or animals.

• Faulty workmanship: Issues arising from an improper installation.

Before you do anything else, be honest about the cause. If your roof is 25 years old and simply worn out, insurance will not pay for a replacement. If a severe hailstorm damaged your 10-year-old roof, you likely have a valid claim.

Take a good look at your roof from the ground, noting any areas where shingles are missing, damaged, or hanging loosely. Do not climb onto a potentially damaged roof. Your safety is the top priority.

If there are obvious things like holes in your roof, you’ll see them right away and can move onto the next step. If the damage is more subtle, here are some steps to take:

• Walk the perimeter: Look for shingles, metal flashing, or other roof components that have blown into your yard.

• Use binoculars: Scan the roof surface for missing or cracked shingles. If you’re doing this inspection after a hailstorm, look for dark spots or dents.

• Check gutters and vents: Look for dents or dings on metal gutters, downspouts, and roof vents. This is often the easiest place to spot evidence of hail.

• Inspect indoors: Check your attic and ceilings for any signs of water stains or active leaks.

Document everything you see with photos and videos, as soon after the damage occurs as you can safely do it. Take wide shots of the entire roof from different angles and close-ups of any specific damage you can spot. This evidence will be really helpful when you file your claim.

Before you contact your insurance company, review your policy documents. Understanding your coverage will help you set realistic expectations for the claims process. Pay close attention to two key items on your policy's declarations page:

• Deductible: This is the amount you have to pay out of pocket before your insurance will cover the damage. For example, if your roof replacement costs $15,000 and your deductible is $2,000, the insurance company will cover up to $13,000. If the damage is minor and costs less than your deductible to fix, it doesn't make sense to file a claim.

• Type of Coverage:

  • Actual Cash Value (ACV): This coverage pays the replacement cost minus depreciation from age and condition. If your roof is 10 years old with a 20-year expected lifespan, you can expect an ACV policy to pay a maximum of 50% of the replacement cost, leaving you to cover the rest. The depreciated value could also be lower if your roof has a lot of wear and tear, regardless of age.

  • Replacement Cost Value (RCV): RCV is the best kind of coverage to have because it covers the full cost to replace your old roof with a new one using similar quality materials at current market prices, without deducting for depreciation. If you have RCV coverage and your claim is approved, the initial payment will cover the ACV, and payment for the remaining cost will be disbursed after repairs are complete.

Before you file a claim with your insurance company, it can be helpful to have several bids for repair or replacement. This will give you an idea of how much the actual replacement will cost, so you can compare those figures to (and possibly contest) the amount an insurance adjuster comes up with.

So how do you find reliable local roofing companies that can give you bids? Nestbuilder can help! Simply fill out our roof replacement questionnaire, and we’ll help you connect with top-rated companies near you.

It’s best to get quotes from at least two or three reputable, licensed, and insured roofing contractors. Avoid "storm chasers," which are out-of-town companies that show up after a major weather event and canvass neighborhoods with offers to do free inspections.

Ask the roofing companies for a detailed inspection and a written estimate for a full replacement. Any good roofing company that you contact will identify damage that isn't visible from the ground and document it with photos as part of the estimate, for free.

If you want an independent third opinion from a professional, you could also pay the full cost of a roof inspection.

After you’ve confirmed that the damage came from a covered peril and have professional estimates showing it will cost more than your deductible to fix, it's time to formally file a claim. You can do this online, through your insurance company’s mobile app, or by calling your agent or the company's claims hotline.

You will need to provide:

• Your policy number

• The date the damage occurred (the "date of loss")

• A brief, factual description of what caused the damage (e.g., "high winds from the thunderstorm on August 18th")

Your insurance company will assign you a claim number and an insurance adjuster who will manage your case.

The insurance adjuster will schedule a time to visit your home and perform their own inspection. It is highly recommended that you (and if possible, your preferred roofing contractor) be present during this inspection. Your roofer can point out specific areas of damage and ensure the adjuster performs a thorough assessment.

After the inspection, the adjuster will create a report detailing the scope of work for covered damage along with the estimated cost of repair or replacement. This scope of work is very important, because it will tell you and your roofing company about what the insurance company identified as a coverable expense. If they miss any component that was on your roof (like upgraded shingles, exhaust fans, etc) you can work with your roofing company and the insurance company to get everyone on the same page about the value of what is covered and the cost of replacement.

The insurance company will then provide you with a settlement statement. This document will outline:

• The total Replacement Cost Value (RCV)

• The amount of depreciation held back (if you have an RCV policy)

• Your deductible

• The Actual Cash Value (ACV) payment

Once the claim is approved, you will typically receive an initial check for the ACV amount after your deductible.

With your initial insurance payment, you can now sign a contract with your chosen roofer and schedule the replacement. The contract should clearly outline the scope of work, materials to be used, and the total cost, which should align with the insurance settlement. If you want any upgrades that aren’t covered under the insured value, you can pay out of pocket for them.

The roofer will complete the job, and you will pay them using the money from the first insurance check plus your deductible amount.

Important: Do not hire any contractor who offers to "waive" or "cover" your deductible. This isn’t necessarily a common practice, but if you see it, know that it is considered insurance fraud. You are legally responsible for paying your deductible directly to the contractor.

This final step applies to homeowners with a Replacement Cost Value (RCV) policy. The initial check you received was for the ACV. To get the rest of the money (the "recoverable depreciation" that was held back), you must prove the work has been completed.

Your roofing contractor will provide you with a final, paid-in-full invoice or a certificate of completion. Submit this document to your insurance company, and they will process it and release the final payment for the depreciation amount. You can then use the money from this second check to pay the remaining balance to your roofer.

Getting your insurance company to pay for a new roof is a process that requires patience, organization, and good documentation. By understanding your policy, working with trusted local roofers, and actively participating in the claims process, you can ensure you get the full coverage you are entitled to. Always remember to keep a detailed record of all communications, estimates, and receipts until your claim is fully closed and your beautiful new roof is installed.

If you’re in need of estimates for replacing a damaged roof, start the process by completing our questionnaire.