Does Home Insurance Cover Roof Leaks?

Roof leaks and other damage to your roof are generally covered by your homeowners insurance policy, as long as the cause of the damage is not specifically excluded in your policy. If, on the other hand, a leak occurs due to a lack of maintenance, you may be required to pay for the repairs yourself.

Before filing a claim for roof damage, as with any other claim, consider your home insurance policy's deductibles to determine whether filing a claim makes the most financial sense.

Does homeowners insurance cover roof leaks?

Your homeowners insurance will not cover leaks caused by wear and tear or poor maintenance, but it should cover most other situations.

Most homeowners insurance policies cover roof leaks. The original cause of the leak, however, determines whether your homeowners insurance company will reimburse you for the repair of a roof leak — and any subsequent damage to your belongings. The declaration page of your home insurance policy explains which perils are covered or excluded under your current policy.

The majority of homeowners insurance policies include an "open peril" list. These dangers typically include, but are not limited to:

Open perils, in general, include any damage caused by a sudden and accidental incident, unless the cause of that damage is expressly excluded in your homeowners insurance policy. Your insurance company, on the other hand, will deny any claims for gradual wear and tear or a lack of maintenance.

Floods, for example, are typically excluded from home insurance policies. Other hazards may be excluded or subject to lower limits depending on the risks in your area. If you want to add coverage for one of these risks to your policy, you can usually do so through an optional endorsement.

Hazards typically excluded from home insurance policies

• Earthquakes, landslides and mudslides
• Floods
• Damage due to an infestation of animals or insects
• Negligence and general wear and tear
• Settling, cracking or warping of your house's foundation
• Damage caused by your pets
• War or government action
• Smog, rust and corrosion

While mold and fungus are typically excluded from standard homeowners insurance policies, they are covered if they are caused by a covered incident. If mold grows in a naturally damp room, you will not be covered unless you have an optional mold insurance endorsement added to your policy.

If, on the other hand, the mold is the result of a covered roof leak, your insurance company should cover mold remediation as well, unless you failed to file a claim for that leak in a timely manner.

How your home insurance company can help

Several home insurance companies provide policyholders with access to a network of approved and qualified contractors, and working with them can help you save money. Estimates are typically free of charge, and insurers typically provide a warranty for work completed by an approved contractor.

We've compiled a list of home insurance companies that provide policyholders with special access to contractors.

How to find a roof leak

Early detection of a roof leak is critical for minimizing damage to your home and belongings. Unfortunately, it is not always an easy process. Because roofs are typically sloped, it is common for water to enter your home through one part of the roof, only to trickle down to another area where the leak becomes visible.

The first — and sometimes most difficult — step is to locate the source of the leak. Examine your roof for potential entry points, such as a misaligned shingle, a raised nail, cracks near vent pipes, a misplaced gutter, or a crack in the base of your chimney.

If you can't find the point of entry by inspecting your roof, look in your attic. On a rainy day, check the interior for mold or moisture, or look for wet wood. Alternatively, you can use a garden hose to locate the leak on your roof.

While it may appear counterintuitive, doing so on a dry day will allow you to repair the leak when you have control over the amount of water that can enter your home. If you still can't find any cracks or punctures, the source could be a plumbing leak.

When a roof leak is discovered early, it usually does not require much effort to repair. A new shingle or rubber sealant will usually solve the problem. However, if you are uncomfortable performing roof maintenance, you should hire a professional to do so.

How much does a roof leak cost to fix?

Although repairs may be costly depending on the extent of your loss, it is best to have a professional inspect your home's water damage rather than attempting to repair it yourself.

The total cost of repairing your leak and any damage it causes is determined by the size of the leak, its source, and the length of time it exists before being repaired. If all you need to do is apply a rubber sealant to a leaking vent, the repair could be less than $100.

If, on the other hand, you need to reshingle a section of your roof, the materials and labor could cost between $400 and $700. Significant roof repairs, such as new shingles, plywood, cement, and metal flashing, could cost between $700 and $3,000. Other factors, such as the dangers of working around and repairing a skylight or chimney, may also have an impact on your total costs.

With the exception of minor leaks, it's best to have a professional assess the damage and recommend repairs. Working on your roof can be dangerous, and while you may think you're saving money by repairing a leak yourself, you could end up spending far more if your repairs are inadequate and cause wood rot or mold damage.

Furthermore, if your insurance company discovers that new damage is the result of work you attempted to do yourself rather than hiring a professional, they may hold you liable for the damage and deny your claim.

Should you file a claim for a roof leak?

The significance of the leak, the size of your deductible, and whether you've filed any other claims in the last few years all influence whether you should file a homeowners insurance claim for a roof leak.

Most homeowners insurance policies include a deductible of $500 to $2,500, which you must pay before your insurance company will reimburse you. So, if you have a $750 deductible and the damage will only cost $400 to repair, you won't be reimbursed, and it's best to avoid filing a claim.

Furthermore, filing a claim may result in a premium increase when renewing your policy, as insurers will view your home as more risky to cover. So, unless your repair costs are significantly higher than your deductible, paying for it yourself may be less expensive in the long run.