GUIDE / INSURANCE
Insurance pays
for damage,
not for age.
A homeowners policy is written for sudden damage: hail, wind, a falling tree. It is not written for a roof that has worn out. Most of the confusion about roof claims comes from that one line, and from what a policy does with an older roof even when the damage is real.
THE ONE THING TO KNOW
“Only your insurer can say what your policy covers. Not a roofer, and not this page.”
01 / WHAT IS USUALLY COVERED
Sudden damage,
usually.
Wear, no.
These are the general rules, as the Insurance Information Institute describes a standard homeowners policy. Yours may differ, and your policy wording is what counts.
Usually covered
- Damage from hail, wind and the other events your policy lists
- A tree or other object falling on the roof
- Water that gets in through that damage
Usually not covered
- Routine wear and tear, which is what an aging roof is
- Underlayment that has simply reached the end of its life
- Flood and earthquake, which need separate policies
On a Phoenix tile roof this matters more than anywhere: the tile can look perfect while the underlayment beneath it wears out, and wear is not a covered event. How long each layer lasts here.
02 / WHY AN OLDER ROOF CAN PAY LESS
Replacement cost,
or actual
cash value.
The National Association of Insurance Commissioners describes two ways a policy can value your home. Which one applies to your roof changes the check more than anything else.
01
Replacement cost.
Pays what it costs to repair or rebuild with similar materials, without taking the roof’s age off.
02
Actual cash value.
Takes depreciation off for age and wear. On an older roof the difference can be most of the bill.
03
Older roofs get both.
The Insurance Information Institute notes that when you apply for a policy, most insurers require a roof over 20 years old to pass an inspection, and may cover it only at actual cash value.
04
Where to look.
Your declarations page and the roof section of your policy say which applies. If it is not clear, ask your agent before you need to know.
03 / THE DEDUCTIBLE
Below the
deductible, a claim
pays nothing.
The deductible is the part of a loss you pay yourself. If the repair costs less than your deductible, a claim pays nothing. Our typical prices are published if you want to compare.
And no roofer may make the deductible disappear. Arizona’s post-storm roofing law, A.R.S. 32-1158.02, says a contractor may not advertise to pay, pay, or promise to pay any deductible. An offer to “cover your deductible” is a reason to walk away.
04 / BEFORE YOU FILE
Four things
worth doing
first.
None of them commits you to a claim.
01
Ask without filing.
Read the policy, or ask your agent what it covers. If you call, it helps to say plainly that you are asking a question, not reporting a claim.
02
Find out what is actually wrong.
Damage and wear look alike from the ground. Our free inspection gives you a written report with photos of what we find, which is yours to keep and share.
03
Stop it getting worse.
Photograph the damage, then take reasonable steps to protect the house from further damage, such as a tarp, as the Insurance Information Institute advises. Keep the receipts; you may be able to claim them back. If water is coming in now.
04
Weigh it against the deductible.
If the loss is lower than your deductible, the Insurance Information Institute says you probably won’t want to file. Ask your agent how a claim would affect your premium before you decide.
05 / AFTER A STORM
What Arizona
law gives you.
For roof repair or replacement after a catastrophic storm, in an area an insurer has designated, A.R.S. 32-1158.02 puts these protections into the roofing contract.
01
Cancel if the claim is denied.
Within 72 hours of your insurer telling you the claim has been denied.
02
Cancel for any reason, early.
Within four business days of signing. Money paid comes back within ten days, less itemized emergency work.
03
An estimate that shows its work.
Where the damage is, with photographs; what is excluded and why; confirmation that the roof was physically inspected; and a statement that nobody has promised coverage.
04
No more than half up front.
The down payment may not be more than fifty percent of the contract.
05
No work before a decision.
Apart from emergency work to prevent further damage, the work may not start until your insurer approves or denies the claim.
06 / WHAT A ROOFER MAY DO
Document it.
Never decide it.
Under the same law, a contractor may not act as your adjuster, may not negotiate your settlement, and may not assure you the work will be covered. With your permission, and without charging for it, a contractor may talk to your insurer to help with a dispute.
So here is what we do: document the roof thoroughly and describe the work in writing, and if you ask, talk to your insurer about a dispute at no charge. What we will never do is tell you a claim will be approved. Where we draw the line.
If you think your insurer is handling your claim unfairly, Arizona’s insurance code lists unfair claim practices, such as failing to act reasonably promptly on claim communications, or failing to explain the basis for a denial (A.R.S. 20-461). Complaints about insurers go to the Arizona Department of Insurance and Financial Institutions.
07 / COMMON QUESTIONS
Insurance and
the roof.
Will insurance pay to replace my old roof?
Not because it is old. Insurance pays for covered damage; a roof that has worn out is a maintenance cost. If an old roof is also damaged by a covered event, how much is paid can depend on whether your policy pays replacement cost or actual cash value.
Does homeowners insurance cover a roof leak?
It depends on why the roof leaks. A leak through storm damage may be covered. A leak from worn-out underlayment usually is not, because wear and tear is excluded. Only your insurer decides. What to do while it is leaking.
Can a roofer handle my insurance claim for me?
No. In Arizona a contractor may not act as your adjuster or negotiate your settlement. A public adjuster is a separate, licensed role. If you want one, hire one with no connection to your roofer.
A roofer offered to cover my deductible. Is that allowed?
No. Arizona law says a contractor may not advertise to pay, pay, or promise to pay a deductible.
Is hail damage covered in Arizona?
Hail is one of the events a standard homeowners policy usually covers. Whether your claim is paid, and how much, depends on your policy, the damage, and the roof’s age and valuation. Storm damage.
Not sure it is worth a claim?
A free inspection tells you what is actually wrong with the roof, with photos, before you decide anything.