Will homeowners insurance pay for my roof in Pennsylvania?

Sudden damage is usually covered. Wear and tear usually is not.

Not legal or insurance advice: We are roofers, not lawyers, agents or adjusters. This is what we generally see on homeowner claims in our area. Your policy and your insurer decide what is covered, so read your policy and call your agent before you count on anything here.

Insurers draw a line between something that happened to your roof and something that happened over time. A windstorm that tore off shingles, hail that bruised them, or a limb that came through the deck is the kind of thing most policies are written for. Shingles that went bald and curled after 25 summers, flashing that rusted out, or a leak you have been catching in a bucket since last spring usually is not.

Even when the damage is covered, the check is rarely the whole bill. You pay the deductible, and some policies have a separate deductible for wind and hail. Many policies on older roofs pay the depreciated value of the shingles rather than the cost of new ones. Your declarations page says which kind you have; it is worth reading before a storm, not after.

The quiz below is a quick rule of thumb based on what caused the damage and when you noticed it.

What we see on insurance jobs around here

Wind is the usual culprit around here. A nor'easter or a summer thunderstorm lifts shingles along the eaves, rakes and ridge, and the next rain finds the bare spot. When hail does come through, it marks gutters, downspouts and the AC unit fins first, and those are the first things we check from the ground.

Trees are the other big one. The mature oaks and maples in Ambler, Blue Bell and around Doylestown are a big part of why those streets look the way they do, and they are why a summer storm can put a limb through a roof. That kind of damage is about as clear-cut a claim as there is.

The hard cases are older roofs. A lot of the borough houses in Doylestown and Ambler have steep roofs, old flashing and sometimes slate. When an older roof leaks after a storm, the adjuster's question is whether the storm caused it or just found a weak spot that was already there. Clear photos of fresh damage, taken soon after the storm, make that conversation much easier.

Matching is another one. When a few shingles blow off a roof whose shingle line is no longer made, whether the insurer pays to match the rest of the roof varies by policy. Ask yours.

(Question for Jim: roughly how often a storm inspection we do turns out to be worth filing a claim, and the most common reason we tell people it isn't)

How to get insurance to look at your roof the right way

1. Stop the water first. If it is leaking, get it tarped. Most policies expect you to take reasonable steps to prevent more damage. Our emergency roof repair line is answered 24/7. Keep the receipts.
2. Write down the date and take photos. Shingles in the yard, dented gutters, the ceiling stain, the limb on the roof. Before anything gets cleaned up.
3. Get the roof inspected before you file. Our roof inspections are free and come with close-up photos. If it looks like ordinary wear rather than storm damage, or the repair is smaller than your deductible, we will tell you before a claim goes on your record.
4. You report the claim. Call your insurer or agent. They give you a claim number and usually send an adjuster. Ask about any reporting deadlines in your policy.
5. Meet the adjuster with your roofer. We can meet the adjuster at the house, walk the roof with them and show the photos and scope we wrote up, so nothing obvious gets missed.
6. Compare their numbers to a written estimate. We give you a line-item estimate for the repair. If the insurer's scope leaves something out, that is the time to ask them about it.

As for the paperwork: we photograph and document the damage, write the repair scope, and give you a written estimate you can send to your insurer. (Question for Jim: beyond documenting and meeting the adjuster, does Armstrong deal with the insurance company directly on the homeowner's behalf, for example sending the scope or answering the adjuster's questions?) (Question for Jim: is there ever a charge for storm documentation or the adjuster meeting if the homeowner doesn't end up using us?)

Be careful who you sign with: After a big storm, out-of-town crews knock on doors offering free roofs. Do not sign anything on the spot, read anything that hands your claim or insurance money to a contractor, and be wary of anyone who offers to cover your deductible. Ask your insurer before agreeing to anything like that.

For more on what storm damage looks like from the ground, see storm damage roof repair. The Pennsylvania Insurance Department also has consumer information on homeowner claims.

What one insurance claim actually looked like

(Question for Jim: one recent storm claim you're comfortable publishing (no homeowner names): town, what the storm did, what we documented, whether we met the adjuster, and whether the insurer paid for a repair or a full replacement)

When you don't need a claim, or us

• The repair costs less than your deductible. A few shingles and a vent boot after a windstorm is often a few hundred dollars. Most roof repairs we do fall between $350 and $2,500. If that is under your deductible, just get it fixed and leave the claim off your record.
• The roof was already worn out. If the shingles were bald and curling before the storm, a claim is an uphill fight. It may make more sense to plan a replacement on your own terms.
• You only want to know if there is damage. You do not need any contractor to file a claim. You can call your insurer and they will send an adjuster. A free inspection first just tells you whether it is worth the call.

Related questions

Does homeowners insurance cover roof leaks?

It usually covers a leak caused by sudden damage, like wind tearing off shingles or a limb going through the roof. It usually does not cover a leak from worn-out shingles, rusted flashing or a slow drip that has gone on for months. Your policy wording decides; ask your agent.

How do I get insurance to pay for a roof replacement?

Insurers pay for a replacement when the covered storm damage is spread widely enough that repairing it does not make sense, not because the roof is old. What you can do is document fresh damage quickly, get it inspected, and have your roofer meet the adjuster. If the roof was simply worn out, expect the replacement to be on you.

Do you handle the insurance paperwork?

We photograph and document the damage, write the repair scope, give you a written estimate and can meet your adjuster at the house. You file the claim, and your insurer decides what it pays. We do not promise any claim will be paid.

Do I need a roof inspection before I file an insurance claim?

You don't have to, but it is usually smart. An inspection tells you whether there is real storm damage before a claim goes on your record. Ours are free in Bucks and Montgomery counties and come with photos.

Do you help with roof insurance claims in Doylestown, Ambler and Blue Bell?

Yes. We inspect and document storm damage across Montgomery and Bucks counties, including Doylestown, Ambler and Blue Bell, and can meet your adjuster at the house. Call (215) 824-6932 for a free inspection.