Whether your homeowners insurance covers a roof leak depends largely on what caused it. If the leak occurs suddenly and accidentally, your policy may cover the damage. On the other hand, if the leak occurred gradually due to wear and tear, your policy may not cover the damage.
When does your policy cover roof leaks?
A standard homeowners insurance policy will typically cover a roof leak if the leak occurs suddenly and accidentally. In addition, the leak must also be caused by a covered peril, such as stormy weather and fires.
For example, let’s say you own a home with a roof that is in sound condition. If a sudden hailstorm creates a crack in the roof and rainwater seeps in, the damage to your roof as well as the resulting water damage to your home could be covered. You would still have to pay your deductible, of course.
When does your policy not cover roof leaks?
Homeowners insurance typically won’t cover leaks that develop over time due to poor maintenance or neglect on the homeowner’s part. For example, if you knew about a crack at the base of your chimney and never got around to fixing it, the resulting damage may not be covered.
Whether the source of the leak is obvious or not, your homeowners insurance carrier can deny your claim if they determine that you could have done more to prevent the damage before it developed.
Roof leaks: covered vs. not covered
As a homeowner, discovering a water stain on your ceiling can be a distressing experience. It could mean that your roof has a leak. What’s even scarier is that your insurance may not cover the damage. Here are some common roof leak scenarios:
| Cause of leak | Covered | Not covered |
|---|---|---|
| Shingles are ripped off during a rain and windstorm | ||
| A family of squirrels gnaws away at your shingles | ||
| Snow and ice accumulate on your roof until it finally cracks | ||
| A large tree branch falls and punctures a hole in your new roof | ||
| An old piece of flashing gradually lifts up from the base of your chimney | ||
| A violent hailstorm damages your roof | ||
| Lightning strikes your roof | ||
| Years of rotting eventually lead to a crack in your roof |
How to find roof leaks
Some signs of a roof leak are obvious, like stains on your ceilings or mold. Other signs aren’t as visible, as water only needs the slightest opening to wreak havoc. Here are some places where you might find evidence of a leak:
Inside the home
Be on the lookout for drywall that is bubbling up, water stains on ceiling or walls, and condensation on nails or other surfaces.
The attic
Check the attic floor and the bottom of the rafters. Look for mold growth, stains, carpenter ant damage, dark spots on wood and any kind of moisture. A mildew smell is another sign of a roof leak.
The roof itself
How to prevent roof leaks
The best defense against roof leaks is to prevent them from happening in the first place. Here are two steps you can take:
Have your roof inspected regularly
Getting your roof inspected by an expert is a smart financial decision, especially if it’s an old roof nearing the end of its life expectancy. A professional inspection may cost a little up front, but it could save you from expensive repair bills if they spot a leak. A roofer will walk your roof and check for damaged or missing shingles, compromised flashing around vents and chimneys, and other signs of damage.
If the inspection turns up nothing, you’ll know that your roof is in good shape. You’ll also have documentation of the inspection to show your insurance company that the roof was well maintained prior to any incident.
Clean your gutters
If your gutters are clogged with leaves and other debris, rainwater can pool in the gutter. This water can then get into your roof sheathing, causing it to rot or mold. In some cases, it can leak directly behind your siding, causing water damage within your walls. In the winter, free-flowing gutters will prevent ice dams from forming on the edge of your roof.
Trim your trees
As they sway in the wind, overhanging branches scrape against your shingles, gradually wearing them down. They also shed twigs and leaves into your gutters, which causes water to back up instead of draining away. Trimming tree limbs away from your house is a simple way to avoid both problems.
What should I do if I find a roof leak?
If you find a roof leak, it’s important to repair it quickly, as it could turn into something more serious. An unchecked leak—big or small—can lead to mold growth, structural rot and water damage inside your house. You should hire a licensed roofing contractor to repair all roof leaks. If the leak has damaged your home, take photos of the damage and call your homeowners insurance carrier.