Most homeowners policies cover roof damage from a sudden, accidental event such as hail, wind or a fallen tree. They exclude damage from wear and tear, neglect, gradual leaks and a roof that is simply old. If an adjuster denies or shrinks your roof claim, the reason almost always traces back to one of those exclusions, or to how your policy values an older roof. Below you'll find what is usually excluded, how age changes your payout, and what to do if the estimate is too low.
Policies differ by company and state. Your own policy language decides your claim, and the examples here come from state insurance regulators.
TL;DR
- Roofs are generally covered for sudden, accidental damage from a covered event (hail, wind, falling objects) and not for age, wear, poor maintenance or slow leaks.
- An insurer will not pay for a new roof just because the old one is worn out. A covered event has to cause the loss.
- Actual cash value (ACV) coverage subtracts depreciation, so an older roof can pay far less than replacement-cost coverage.
- If an estimate is too low, explain why in writing, attach a contractor's estimate, and then consider appraisal, a public adjuster or a complaint to your state regulator.
- Read the roof language in your policy before storm season, not after a claim.
Table of Contents
- What a roof exclusion actually is
- Roof damage homeowners policies commonly exclude
- Are roof leaks covered?
- How roof age and the payout method change what you receive
- The "25% rule" and why it comes up
- What to do after storm damage so a claim isn't weakened
- How to dispute a roof insurance estimate that's too low
- Our perspective on roof exclusions
- Getting help with the claim and the roof
- FAQ
- Sources
What a roof exclusion actually is
A policy has two halves that matter for a roof. The first lists the causes of loss it covers. The second lists what it will not pay for, even if the roof is damaged. A claim has to clear both.
The Maryland Insurance Administration puts it plainly: policies typically cover sudden, accidental losses from specified perils such as fire, wind, hail and the weight of ice or snow, but generally exclude maintenance, wear and tear, deterioration, flood and earthquake. Its guidance also makes a point many homeowners miss. Whether a roof is paid for turns first on the cause of loss and the maintenance exclusions. Only then do the loss-settlement method, limits and deductible come into play. Needing a new roof is not, by itself, a reason to be paid for one.
Roof damage homeowners policies commonly exclude
The Texas Department of Insurance lists common exclusions including flooding, continuous water leaks, wear and tear, termites, insects, rats or mice, and earthquakes or earth movement. It also notes that coverage varies by company and that some wind or hail losses can be excluded depending on the region. California's Department of Insurance describes the same pattern: windstorm, hail, falling objects and the weight of ice or snow are generally covered, while seepage or leaks, mold, wear and tear, maintenance and neglect are generally excluded.
Here is how that looks on a roof.
| What happened to the roof | Usually covered? | Why |
|---|---|---|
| Hail bruises or cracks shingles in a storm | Often yes | Sudden event from a covered peril |
| Wind lifts or tears off shingles | Often yes | Sudden event from a covered peril |
| A tree limb falls through the decking | Often yes | Falling object |
| Shingles are curled, cracked and granule-bare from age | Generally no | Wear and tear |
| A slow leak at a flashing joint stains the ceiling over months | Generally no | Continuous leak, maintenance |
| Moss, rot or rust spreads from neglected upkeep | Generally no | Neglect |
| Rodents or insects chew through the roof edge | Generally no | Animal and pest exclusion |
| Flooding or earth movement damages the structure | No on a standard policy | Flood and earthquake exclusions |
Progressive's guide on roof damage lands in the same place: damage from hail, wind, fire, falling objects or the weight of snow and ice may be covered, while wear and tear, neglect, flooding, earthquakes and animal damage generally are not.
Wind and hail are not guaranteed everywhere
This surprises people in storm country. The TDI guide says windstorm, hurricane and hail are covered subject to regional exceptions. In some coastal and high-risk areas, wind and hail are carved out of the standard policy and sold separately. If you live where hail is common, find out whether your policy covers it, what the wind/hail deductible is, and whether that deductible is a flat amount or a percentage of your home's insured value. Do that before the storm.
Are roof leaks covered?
It depends on what caused the leak, not on the water itself. Farmers Insurance explains that a leak may be covered when a sudden, accidental event such as wind, hail or a fallen tree damages the roof and lets water in. Leaks from aging materials, wear, poor maintenance, gradual seepage or delayed repairs are generally excluded.
Two practical consequences follow:
- A storm opening and a worn-out roof look similar from inside. A water stain on the ceiling doesn't tell the adjuster whether the cause was last week's hail or ten years of sun. Photos and an inspection of the roof surface are what separate the two.
- Waiting can turn a covered loss into an excluded one. If you see a storm-related leak and leave it, the later damage can be argued as neglect. Temporary protection, like a tarp, is usually expected of you. Keep the receipts.
How roof age and the payout method change what you receive
Even when the cause is covered, the way your policy values the roof can cut the check dramatically.
The Texas Department of Insurance explains that older or worn roofs may carry actual-cash-value coverage, and that a roof in poor condition might not be covered at all. Actual cash value pays the cost of replacement minus depreciation. Replacement-cost coverage pays current prices, with the remainder of the claim paid after repairs are started. Maryland's regulator adds that ACV can be substantially reduced when a roof is old, and that replacement-cost payment generally follows completion of the work.
TDI gives a clean example. Take a roof that would cost $10,000 to replace today, with a $2,000 deductible:
- With replacement-cost coverage, the policy could pay $8,000.
- With ACV coverage on a 10-year-old roof, the payment could be $7,000 before the deductible and $5,000 after it.
The same hailstorm, the same roof, a $3,000 difference. That gap is why a roof "exclusion" is often not an outright denial but a lower payout.
Deadlines on replacement-cost claims
Replacement-cost policies often attach a clock. Ohio's Department of Insurance notes that these policies may require repair or replacement within a set period, such as 180 days, or settlement may be limited to actual cash value. Look up your own window in the policy, and book your roofer early so the timeline isn't what costs you.
"The insurer should pay because my roof is old"
They won't. TDI states that an insurer does not pay for a new roof merely because the roof is old or worn out. The loss has to come from a covered event. If your roof is at the end of its life, plan and budget for replacement yourself, and treat insurance as protection against storms, not against age.
The "25% rule" and why it comes up
Searchers often ask about a 25% rule for roofing. It is a building-code provision in some places, not an insurance exclusion. Under the 2017 Florida Building Code, no more than 25% of a roof's total area or roof section may be repaired, replaced or recovered in a 12-month period unless the whole existing roofing system or section is brought up to code. Florida law also requires insurers to offer replacement-cost and law-and-ordinance coverage options before issuing a homeowners policy, including an option for extra code-related costs.
Outside Florida, local codes and policy terms differ, so don't assume this rule applies to your address. If your policy has no ordinance-or-law coverage, code-driven extras on a repair may come out of your pocket. Ask your agent.
What to do after storm damage so a claim isn't weakened
Colorado's Division of Insurance gives advice that holds up anywhere. It says to start the claim promptly, photograph and document damage when it's safe, take reasonable steps to prevent further damage such as tarping a roof, and keep evidence of the loss. In practice:
- Stay off the roof if it's unsafe. Photograph from the ground, the attic and the ceilings.
- Date your photos and capture wide shots and close-ups of each slope, vents, flashing and gutters.
- Tarp or otherwise protect the opening, and save receipts.
- Call the insurer and get a claim number.
- Get a written roof inspection from a licensed local roofer so you know what's storm damage and what's age.
- Ask for an itemized explanation of the settlement and, if the claim is denied, a written denial that cites the policy language.
The same advisory says the first estimate may change as more damage is found. Send the supplemental information to the insurer before repairs continue. Improvements and unrelated damage are not covered.
How to dispute a roof insurance estimate that's too low
Low estimates usually come from missed items: a slope the adjuster rated repairable that a roofer says is not, omitted flashing or decking, or a depreciation figure that seems too steep. Texas's regulator lays out a sensible order of escalation:
- Tell the insurer why you disagree and send supporting documents, such as a contractor's repair estimate. The TDI guidance starts here.
- Consider appraisal or a licensed public adjuster if talks stall.
- File a complaint with your state department of insurance.
- Get legal help if the dispute remains.
What appraisal can and can't settle
Appraisal is for disagreements about money, not about whether the policy covers the loss. The Texas FAIR Plan Association explains that it resolves disputes over the value or repair and replacement cost of a covered loss, starting with written notice, separate appraisers and possibly an umpire. The Supreme Court of Texas held in State Farm Lloyds v. Johnson (2009) that appraisal concerns the amount of loss and can involve some causation questions about which damage came from the storm, while liability questions stay outside it. So appraisal fits "you say $9,000, we say $14,000." It does not fit "we say the whole roof is excluded." Consult an attorney or your state regulator on that second kind of dispute.
What to say to the adjuster
There is no magic script, and you don't need to fear the call. The adjuster's job is to investigate, evaluate and settle the claim under your policy. Keep it factual:
- Describe what you saw and when, and stick to what you know.
- Don't guess about the roof's age or past repairs; check your records first.
- Don't say the damage "was probably there already" if you don't know.
- Ask which policy language drives any reduction or denial.
- Put disagreements in writing with your contractor's estimate attached.
Our perspective on roof exclusions
We work on Central Texas roofs, where hail and high winds are routine, and most of the claim disputes we see have the same cause. The storm damage was real, but nobody documented it before the roof was patched, tarped or left alone. An exclusion for wear and tear is hard to argue with when the file contains no clear photos of a fresh hail hit.
Our advice is plain. Get more than one estimate, as we encourage everyone to do, and get the roof inspected before you call it age or storm. Read your deductible and your ACV or replacement-cost terms before you need them. And if the insurer's number leaves out repairs your roof truly needs, send a written scope of work rather than arguing by phone. A shingle roof that's 15 years old will rarely be paid like a new one, and we'd rather tell you that early than have you plan around a check that won't come.
— Dan
Getting help with the claim and the roof
If you have a storm-damaged roof in Central Texas, we inspect it, document what a covered event did, and give you a free estimate you can hand to your insurer. We also walk homeowners through the claim process on our insurance claims page, and our roofing repair and replacement services cover everything from a few lifted shingles to a full tear-off. Our Best Price Guarantee backs that up, and we still suggest you collect other bids to compare.
Siding took a beating in the same storm? We handle siding repair and replacement too, including fascia and soffit.
FAQ
Are roof leaks covered under homeowners insurance?
Only when a sudden, accidental covered event, like wind, hail or a fallen tree, damaged the roof and let water in. Leaks from aging materials, wear, poor maintenance or slow seepage are generally excluded. Your policy language and state rules decide the outcome.
What are three things homeowners insurance usually doesn't cover?
Wear and tear, flooding and earthquakes are the standard examples. Regulators also list continuous leaks, neglect, termites and rodents. For a roof, wear and tear and maintenance are the exclusions that come up most.
Will insurance replace my roof just because it's old?
No. The Texas Department of Insurance says an insurer won't pay for a new roof only because it's old or worn. A covered event must cause the damage, and an older roof may be paid at actual cash value, which subtracts depreciation.
How do I dispute a roof insurance estimate?
Write to the insurer explaining what the estimate misses and attach a contractor's repair estimate. If that doesn't resolve it, look at appraisal for disagreements over the amount, a licensed public adjuster, a complaint to your state insurance department, and legal advice if needed.
What is the 25% rule for roofing?
It is a building-code provision, not an insurance exclusion. Under the 2017 Florida Building Code, no more than 25% of a roof or roof section can be repaired or replaced in 12 months without bringing the whole system to code. Check your local code.
Sources
- Texas Department of Insurance: Home insurance guide
- Texas Department of Insurance: Insurance and your roof
- Texas Department of Insurance: Getting help with a homeowners insurance complaint
- California Department of Insurance: Residential Insurance
- Maryland Insurance Administration: Roof replacement
- Ohio Department of Insurance: Roof insurance, repair and replacement
- Colorado Division of Insurance: Storm consumer advisory
- Progressive: Does home insurance cover roof damage?
- Farmers Insurance: Does home insurance cover roof leaks?
- Texas FAIR Plan Association: Claims center
- Supreme Court of Texas: State Farm Lloyds v. Johnson (2009)
- Florida Building Commission: 25% roof rule staff analysis
- Florida Statutes 627.7011 (2025)