Can homeowners insurance exclude the roof?
Short answer. Yes. Insurers can limit or exclude roof coverage through endorsements, especially on older roofs: a roof surface exclusion for wind and hail, a cosmetic damage exclusion, an actual cash value roof endorsement, or a roof payment schedule. These appear on your declarations page and can turn a covered storm claim into a small check or none at all.
Four ways a roof gets carved out
- Roof surface exclusion. Wind or hail damage to the roof covering is excluded entirely, while resulting interior damage may still be covered. Usually seen on very old roofs as a condition of writing the policy.
- Cosmetic damage exclusion. Hail dents or marks that do not affect function are not paid. Common on metal roofs, sometimes on shingles. See cosmetic exclusion.
- Actual cash value roof endorsement. The roof is paid after depreciation with no later recovery.
- Roof payment schedule. A fixed percentage based on age and material. See payment schedules.
How to find them
Look at the endorsement list on the declarations page for titles mentioning roof, roof surfacing, cosmetic, or loss settlement, and read the endorsement itself, not just its title. Renewal packets often announce these changes in a short notice that is easy to miss.
Options if your policy excludes the roof
- Ask what it would take to remove the endorsement; often a newer roof or a passed inspection.
- Shop through an independent agent, since roof rules vary by carrier.
- Weigh the risk: in hail prone North Georgia, a full exclusion shifts a replacement that often runs $8,000 to $16,000 onto you.
- If you replace the roof, send the documentation and ask for full coverage to be restored.
Related: roof age and insurance.