Roof leak and homeowners insurance: what to check first

The short answer

A homeowners policy is a contract. The NAIC’s consumer guide says you’re covered “only if the loss is caused by a peril your policy covers.” [1] So two leaks that look alike can get different answers, depending on the policy wording and what actually let the water in.

Your insurer decides coverage under your policy. A roofer’s findings can describe the damage, but they don’t decide whether a claim is paid.

Sudden damage vs. wear and maintenance

Consumer guides draw a line between damage from a covered event and the cost of keeping a house in repair. The NAIC explains that a homeowners policy isn’t a maintenance contract, and that owners are responsible for upkeep, “such as repairing your roof when it begins to leak.” [1]

The Texas Department of Insurance lists a sudden and accidental release of water as usually covered, and a continuous leak and wear and tear as usually not covered, while noting that coverage varies by company. [3] It also says an insurer “won’t pay for a new roof just because it’s old or worn out.” [5]

These are general patterns from consumer guides, not a coverage decision. Some policies limit or exclude windstorm or hail damage, and wind or hail deductibles can differ from your standard deductible. [7] [5] Read your own policy, or ask your agent.

First steps after a leak

Keep everyone safe first. Stay off the roof, and see the roof leak safety steps.

1. Limit further damage

   The NAIC says you’re required to protect your home from further damage, such as cleaning up water or boarding up. [1] TDI also points to temporary repairs, like a tarp. [4] On a roof, that work belongs to a professional.

2. Document before you clean up or repair

   Take photos and video from indoors or from the ground, and write down when the leak started and what the weather was doing. [4]

3. Keep every receipt

   Save receipts for materials and any temporary repair. The NAIC advises keeping them as proof if you file a claim. [1]

4. Contact your insurer or agent

   The NAIC advises contacting your agent or insurer as soon as possible. [1] TDI notes that some policies set a filing deadline. [3]

5. Keep notes

   Write down who you spoke with, when, and what was said. [1]

Questions to ask your insurer or agent

• Does my policy cover this type of damage, and what exclusions apply?
• What is my deductible for this kind of loss? Wind and hail deductibles can be different. [5]
• What do I need to send, and by when?
• Are temporary repair costs reimbursed, and what proof do you need?
• Is the roof paid at replacement cost or actual cash value? Actual cash value takes age and wear into account. [1] [5]
• If I have a mortgage, how will payment be issued? In Texas, a repair check may name the mortgage company too. [3]

If a contractor offers to help with your claim

Rules differ by state, so check with your state’s department of insurance. A few points come up in official guidance:

• In Texas, contractors may not waive or help you avoid your deductible, and TDI calls waivers illegal. [6]
• The FTC advises never signing your insurance check over to a contractor. [8]
• Texas guidance advises not signing a contract with blank spaces, not paying in full up front, and getting more than one estimate. [4]
• Read any “direction to pay” or assignment form closely before signing. It can affect who controls your claim.

More on hiring after a storm: hiring tips. State-specific rules: Texas, Florida, North Carolina.

What Roof Repair Line does and doesn’t do

Roof Repair Line is a referral service. It doesn’t decide coverage, file or negotiate claims, or inspect roofs. Any independent roofing company you’re connected with makes its own assessment and sets its own prices. Whether your insurer pays is a separate question between you and your insurer.

Common questions