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Insurance Guide

Homeowners Insurance & Roof Replacement

What's actually covered under a 2026 homeowners policy — and the exact 8-step playbook to file a roof claim that gets approved the first time.

Educational — not legal or insurance advice

Typically covered

  • Wind damage

    Torn or lifted shingles from a documented wind event. Most policies cover gusts above 50 mph.

  • Hail damage

    Bruised or cracked shingles from a verifiable hailstorm. NOAA storm reports are the gold-standard proof.

  • Fallen trees & debris

    Sudden impact damage from a tree, limb, or airborne object during a storm.

  • Fire & lightning

    Direct fire damage or lightning strike. Almost always fully covered.

  • Vandalism

    Deliberate damage by a third party — file a police report the same day.

  • Weight of ice or snow

    Collapse or structural damage from unusual accumulation. Ice-dam interior damage is often covered; the roof itself may not be.

Typically NOT covered

  • Age and normal wear

    Granule loss, curling, or a roof past its expected lifespan is maintenance, not a covered peril.

  • Poor installation

    Damage traceable to the original roofer — pursue the contractor's workmanship warranty instead.

  • Lack of maintenance

    Rotted decking, clogged gutters causing ice dams, or unsealed flashing that failed over years.

  • Cosmetic-only damage

    Many post-2020 policies exclude cosmetic hail damage on metal roofs. Check your declarations page.

  • Flood

    Rising water is never covered by standard homeowners — requires separate NFIP or private flood insurance.

  • Earthquake

    Separate rider required in every state.

Know your policy

ACV vs. RCV — the single line that changes your payout

Actual Cash Value (ACV)

Pays the depreciated value. A 15-year-old asphalt roof might receive 25–40% of replacement cost. You cover the gap out of pocket.

Replacement Cost Value (RCV)

Pays full cost to replace with equivalent materials, minus deductible. Upgrading from ACV to RCV typically adds $50–$150/year — usually the highest-ROI change on your policy.

Find this on your declarations page under "Coverage A — Dwelling" or "Loss Settlement".

The 8-step successful claim playbook

  1. 1

    Document damage before you call anyone

    Photograph the roof from the ground on all four sides. Photograph interior water stains, missing shingles in the yard, and any dented gutters or downspouts. Timestamp matters — do this within 24 hours.

  2. 2

    Get a licensed roofer's inspection report

    Before calling the insurer, hire a licensed local roofer (not a storm chaser) for a written inspection. Insurers give claims backed by an independent report significantly more weight.

  3. 3

    Pull the NOAA storm report for your ZIP and date

    Search noaa.gov storm events for wind speed and hail size on the day of damage. Attach this to your claim — it removes any dispute about whether a covered event occurred.

  4. 4

    File the claim within your policy's window

    Most policies require notice within 30–60 days of the event; some are as short as 15. Delay past the window and you lose the claim regardless of merit.

  5. 5

    Meet the adjuster on the roof — with your roofer present

    This is the single most important step. A contractor who can point out damage the adjuster missed changes claim outcomes more than any other factor.

  6. 6

    Review the scope of loss line-by-line

    The adjuster's estimate lists every task, quantity, and price. Compare against your roofer's estimate. Common gaps: no ice-and-water shield, no starter strip, no drip edge, undersized decking replacement.

  7. 7

    Request a supplement for missed items

    If the adjuster missed damage or code-upgrade items, your roofer files a supplement with photos and invoices. Insurers pay supplements routinely — it is a standard part of the process.

  8. 8

    Understand ACV vs. RCV payment

    Insurers first pay Actual Cash Value (depreciated). Once work is completed and invoiced, they release the Replacement Cost Value holdback minus your deductible. Never sign the check over to a contractor before work is done.

Contractor red flags

These are the pitches that turn a legitimate claim into a denial or a lawsuit. Walk away immediately if you hear any of them.

  • 'Free roof' or 'no out-of-pocket' pitches — illegal in most states; deductible must be paid
  • Requests to sign an 'Assignment of Benefits' (AOB) form on the first visit
  • Door-knocking contractors immediately after a storm with out-of-state plates
  • Any pressure to sign before you've filed the claim yourself
  • Contractors who claim they can 'guarantee' insurance approval

Frequently asked questions

Will filing a roof claim raise my premium?

A single weather-related claim in a 5-year period rarely affects premiums directly — carriers treat weather as bad luck, not risk. Two or more claims in 3 years usually does raise premium or trigger non-renewal.

What's the difference between ACV and RCV coverage?

Actual Cash Value pays the depreciated value of your roof — a 15-year-old roof might get 25% of replacement cost. Replacement Cost Value pays the full cost to replace with equivalent materials. Check your declarations page; upgrading to RCV usually adds only $50–$150 per year.

How long do I have to file a roof claim after a storm?

Most policies require notice within 30–60 days, though some states extend this to 1 year for hail. Read your policy's 'Duties After Loss' section — the exact window is there. When in doubt, file immediately.

Can I choose my own roofing contractor?

Yes. Insurers may recommend a preferred contractor, but you have the right to hire any licensed roofer. The insurer pays the covered amount either way.

What if my claim is denied or underpaid?

Request the adjuster's report in writing, then hire a licensed public adjuster (paid a percentage of what they recover — not upfront). If the denial is unreasonable, most states have a Department of Insurance complaint process that resolves disputes within 60–90 days.

Does insurance cover a full roof replacement if only part is damaged?

Increasingly, yes — under 'matching' laws in many states. If the damaged shingles are discontinued or don't match the undamaged section, the insurer must replace the whole slope or roof. Not all states enforce this; ask your roofer about your state's matching statute.

Storm damage on your roof?

Get a repair or replacement cost estimate in under a minute — the number you'll need before calling your insurer.

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