Roof Damage That Is NOT Covered On A Standard Homeowners Insurance Policy

A standard homeowners insurance policy (typically an HO-3 policy) covers a lot of roof damage, but there are important home insurance exclusions. Below is a breakdown of what is typically NOT covered regarding roof damage.

1. Wear and Tear / Neglect / Maintenance Issues

General Wear and Tear: This is the big one. Roofs deteriorate over time due to exposure to the elements. Insurance doesn’t cover the gradual degradation of shingles, flashing, or other roofing materials due to age. This includes things like curling shingles, granule loss, cracking, or rot that develops slowly.

Lack of Maintenance: If damage occurs because you didn’t maintain your roof properly, the insurance company will likely deny the claim. This includes things like:

• Failing to clean gutters, leading to water buildup and damage
• Ignoring small leaks that worsen over time
• Not removing debris (leaves, branches) that accumulate on the roof
• Failure to address moss or algae growth

Faulty Workmanship / Installation Errors: If the roof was installed incorrectly, or if substandard materials were used, damage resulting from that is typically not covered. You would need to pursue the contractor or installer for recourse (through a warranty, if applicable, or potentially legal action). This is separate from your homeowner’s insurance.

2. Specific Perils (Causes of Damage)

While most standard policies cover a wide range of perils, some are often excluded, or require separate endorsements/riders:

Earth Movement: Earthquakes, landslides, mudflows, and sinkholes are typically excluded. You’d need separate earthquake insurance (especially in earthquake-prone areas).

Flooding: Standard homeowners insurance covers water damage from internal sources (like a burst pipe) or rain driven by wind. However, damage from rising floodwaters (from a river overflowing, a storm surge, etc.) is not covered. You need separate flood insurance (through the National Flood Insurance Program, NFIP, or a private insurer). This is important: water entering from the ground up is generally considered flood damage.

Nuclear Hazard: Damage from a nuclear incident is almost universally excluded.

War and Acts of Terrorism: These are typically excluded.

Government Action: If the government seizes or destroys your property (e.g., due to a public health hazard), that’s generally not covered.

Intentional Acts: If you intentionally damage your roof, the insurance company won’t pay.

Ordinance or Law: If building codes change and you’re required to upgrade your roof to meet the new codes during a repair, the cost of those upgrades beyond simply repairing the covered damage might not be fully covered. You might need “Ordinance or Law” coverage as an endorsement. For example, if your roof is partially damaged by a covered peril, and local code now requires a different type of shingle, the insurance might only cover the cost of replacing the damaged area with the original type of shingle, not the upgraded type required by the new code.

Vermin, Rodents, Insects, and Birds: Damage caused by pests (termites, squirrels chewing through the roof, birds nesting and causing damage, etc.) is usually excluded.

Certain types of wind or hail damage (in some areas): In areas with a high risk of hurricanes or severe hailstorms, insurance companies may exclude wind and hail damage from the standard policy, or require a separate, higher deductible for wind/hail claims.

This is becoming increasingly common. You might see a separate “wind/hail deductible” that is a percentage of your home’s insured value, rather than a fixed dollar amount.

3. Cosmetic Damage (Sometimes)

Cosmetic Damage Only: Some policies may exclude purely cosmetic damage, especially from hail. If hail dents your metal roof but doesn’t compromise its ability to protect your home, the insurer might not pay for repairs. “Matching” is a related issue. If only part of your roof is damaged, and the same shingles are no longer available, some policies won’t pay to replace the entire roof to ensure a perfect match. There are often endorsements available to cover matching.

4. Age Limits on Roofs

Older Roofs: Some insurers may refuse to renew a policy or offer coverage if the roof is beyond a certain age (e.g., 20-25 years), or they may offer coverage only at Actual Cash Value (ACV) instead of Replacement Cost Value (RCV).

ACV vs. RCV: This is crucial. RCV pays to replace your roof with a new one of similar kind and quality. ACV factors in depreciation, so you’ll get significantly less money for an older roof. If your policy switches to ACV for the roof, you’ll have a much larger out-of-pocket expense.

5. Specific Roof Types

Certain roof materials, like wood shake, may have higher premiums or different coverage terms due to increased risk (e.g., fire).

Important Home Insurance Considerations

Read Your Policy Carefully: The exact coverage varies significantly between insurance companies and even between different policies from the same company. The declarations page summarizes your coverage, but the full policy document contains the details and home insurance exclusions.

Ask Your Agent: If you’re unsure about anything, ask your insurance agent for clarification. They should be able to explain your coverage in detail.

Consider Endorsements: If you live in an area prone to specific risks (earthquakes, floods, high winds), consider adding endorsements to your policy to cover those perils.

Regular Inspections: Have your roof inspected regularly (at least annually, and after major storms) by a qualified professional. This can help you identify and address minor problems before they become major, expensive issues.

**Take photos of your roof before and after any damage. Keep records of any maintenance or repairs.**

This list is not exhaustive, and it’s essential to review your specific policy documents for the precise terms and conditions of your coverage. Insurance policies are complex legal contracts.