Short answer: It depends on the cause. Homeowners insurance usually covers roof leaks and the resulting interior damage when a sudden covered peril, such as wind, hail, fire or a fallen tree, damages the roof. It usually doesn't cover leaks caused by age, wear and tear, deterioration or poor maintenance. Older roofs may be paid at actual cash value.
When a roof leak is usually covered
- Wind tears off shingles or tiles and rain gets in
- Hail damages the roof covering. See hail damage roof claims.
- A tree or limb falls on the roof. See fallen tree: who pays.
- Fire damages the roof
- Weight of ice or snow, in policies that include it
Coverage typically includes roof repair and resulting interior damage, minus your deductible. Some policies have separate wind or hail deductibles. See what is a wind or hail deductible.
When it usually isn't covered
- Age and wear: worn shingles, cracked tiles, failed underlayment
- Poor maintenance: clogged gutters, missing flashing that was never fixed
- Gradual leaks that caused long-term rot or mold
- Faulty installation or workmanship, in many policies
- Rain entering without storm damage: many policies cover interior rain damage only if a covered peril first created an opening in the roof
Older roofs and actual cash value
Some policies pay roofs on an actual cash value (ACV) basis, especially for older roofs. ACV subtracts depreciation, which can leave a big gap. Others use a roof payment schedule. Check your declarations page and endorsements. See does homeowners insurance cover an old roof and replacement cost vs. actual cash value.
Roof condition and insurability in California
Insurers may inspect roofs, sometimes with aerial imagery, and may decline or non-renew homes with roofs in poor condition. If that happens, see homeowners insurance non-renewal: what to do. Fire-resistant roofing can matter in wildfire areas. See what is California's Safer from Wildfires discount.
What to do after a roof leak
- Prevent more damage: tarp the roof if safe, or hire a pro; place buckets; move belongings.
- Photograph the roof (from the ground or by a pro), ceilings, stains and damaged items.
- Note the date and the weather. Storm records can support a claim.
- Report the claim promptly.
- Get a licensed roofer's assessment. In California, roofing contractors are licensed by CSLB. See the CSLB license check.
- Keep receipts for emergency repairs.
- Be cautious with storm chasers who pressure you to sign contracts.
Matching and code upgrades
If only part of the roof is damaged, disputes may arise over matching materials. Building code changes may require upgrades during repair; ordinance or law coverage can help. See what is ordinance or law coverage.
Prevention
- Inspect the roof periodically and after major storms
- Clean gutters and downspouts
- Trim overhanging branches
- Repair flashing, vents and damaged shingles promptly
- Watch attic and ceilings for stains
- Replace the roof near the end of its expected life
If you disagree with the claim decision
Ask for the denial in writing, review the policy language and consider an independent estimate. California homeowners can contact the California Department of Insurance for help. See insurance claim denied: how to appeal in California.
Common scenarios
A windstorm lifts tiles and rain soaks the ceiling. Covered peril created an opening. Roof repair and interior damage are typically covered, minus the deductible.
A 25-year-old shingle roof leaks during a normal rain. Usually considered wear and tear. Not covered.
A neighbor's tree falls on your roof in a storm. Typically covered under your policy, regardless of whose tree it was.
A leak starts after a roofer replaced vents. Possibly a workmanship issue. Contact the roofer and check their warranty and liability coverage.
Keep roof records
Keep receipts for roof replacement and repairs, and before-and-after photos. Insurers may ask for the roof's age and material, and records help support claims and applications.
Contact Alishahi Insurance or call (877) 711-4545.
Frequently asked questions
Does homeowners insurance cover roof leaks?
It usually covers leaks caused by sudden covered perils like wind, hail, fire or a fallen tree, but not leaks from age, wear or poor maintenance.
Will insurance replace my old roof?
Not just because it's old. If a covered peril damages it, an older roof may be paid at actual cash value under some policies.
Is interior water damage from a roof leak covered?
Often yes if a covered peril first damaged the roof. Gradual leaks are usually excluded.
Should I tarp my roof after a leak?
Yes, if it's safe or done by a professional. Policies require reasonable steps to prevent further damage.
Can my insurer non-renew me because of my roof?
Insurers may decline or non-renew homes with roofs in poor condition, subject to California notice rules.
Alishahi Insurance · 439 N Canon Dr, Penthouse, Beverly Hills, CA 90210 · (877) 711-4545 · CA License #4348151. General information only. This isn't legal, tax or financial advice or a coverage determination. Coverage depends on policy language and underwriting, and rules vary by state.