Does homeowners insurance cover roof damage on an empty house?
Short answer. Storm damage to the roof of an empty house may still be covered, but standard homeowners policies limit some coverage once a home has been vacant for more than 60 consecutive days, and a policy written for an owner occupied home may not fit a house nobody lives in. Tell your insurer about the vacancy and ask about a vacancy endorsement or a vacant home policy.
Vacant versus unoccupied
Policies treat these differently. An unoccupied home still has furniture and belongings, like a house during a long trip. A vacant home lacks the contents needed to live there, like a house listed for sale or between tenants. Vacancy is what triggers the stricter limits.
What changes after the vacancy period
- Common homeowners forms stop covering vandalism and glass breakage after 60 consecutive days of vacancy.
- Freezing pipe damage may be excluded unless heat was maintained or the water was shut off and drained.
- Some policies reduce payment for other losses or require you to report the vacancy.
The roof risk in an empty house
A wind or hail claim is not automatically excluded, but time is the bigger danger. A small leak nobody sees can run for weeks and rot decking and ceilings. Insurers exclude long term seepage and deterioration, and they can reduce payment for damage that grew because no one acted. See your duty to mitigate.
What to do
- Tell your agent the home is, or will be, vacant and ask what the policy covers.
- Add a vacancy permit or switch to a vacant dwelling policy if needed.
- Have someone check the house after every storm, including a look in the attic.
- Get a roof inspection before listing or leaving the house empty, and photograph its condition.
Related: the after a hail storm checklist.