One of the most common misconceptions in homeownership is that a standard insurance policy covers roof replacement due to “Old Age.” It does not.
Homeowners insurance is designed to cover sudden, accidental damage—not normal wear and tear. This guide clarifies exactly when you can file a claim and when you are on your own.
1. The Two Types of Coverage
Check your policy declaration page immediately. The type of coverage you have dictates your payout.
Replacement Cost Value (RCV)
The Good One. The insurance company pays the full cost to replace your roof at today’s prices, minus your deductible. This is standard for newer roofs.
Actual Cash Value (ACV)
The “Gotcha” One. The company pays the replacement cost minus depreciation.
Example: If your 20-year-old roof is destroyed, they might only pay 20% of the replacement cost because the roof “had lived its life.”
2. What Is Covered? (Perils)
Standard HO-3 policies typically cover:
- Wind & Hail: Shingles blown off or bruised by hail impact.
- Falling Objects: A tree limb crashing through the deck.
- Weight of Ice/Snow: Structural collapse due to winter loads.
3. What Is NEVER Covered?
- Neglect: If you ignored a small leak for 3 years and it rotted the framing, coverage is denied.
- Age: “My roof is old and leaking” is a maintenance issue, not an insurance claim.
Beware of contractors who offer to “Pay your deductible.” This is insurance fraud in many states. If your deductible is $1,000, you are legally required to pay that amount toward the repair.