Does homeowners insurance cover a bad roof?
What insurers mean by a bad roof
- Worn out: granule loss, curling, cracking and brittle shingles.
- Poorly installed: wrong nailing, missing starter strip or drip edge, bad flashing, or too many layers.
- Neglected: rot, moss and missing shingles left unrepaired.
- Damaged before: earlier storm damage that was paid but never fixed.
How each is treated
Wear and neglect fall under the wear, deterioration and maintenance exclusions. Faulty workmanship is excluded too, although the installer's workmanship warranty may help on a newer roof. Earlier unrepaired damage can be deducted from a new claim, because the insurer already paid for it once.
Storm damage on a bad roof
A hailstorm does not skip worn roofs. Fresh hail fractures and wind creases are covered, though the adjuster will depreciate heavily for age and may argue some damage was already there. Brittle shingles that cannot be repaired can support replacement. See wear and tear vs hail damage.
Underwriting consequences
A bad roof can trigger a nonrenewal, a demand to replace, or new endorsements like an actual cash value roof settlement. If you are buying a house, ask the roof's age and get an inspection, because many insurers will not write a policy on a roof in poor condition. See roof age and insurance.
What to do
Get an honest inspection. If storm damage is present, file. If not, plan a replacement and use it to secure better coverage.