What should a homeowners insurance policy say about your roof?
Short answer. Look for six things: how the roof is valued (replacement cost or actual cash value), whether a roof payment schedule applies, any cosmetic damage exclusion, which deductibles apply to wind and hail, whether ordinance or law coverage pays for code upgrades, and any wording on matching. These provisions decide what a roof claim actually pays.
The roof provisions, one by one
- Valuation. Replacement cost pays to replace the roof, holding back depreciation until the work is done. Actual cash value subtracts depreciation for good. Some policies apply actual cash value only to the roof covering. See ACV vs RCV.
- Payment schedule. An endorsement that pays a set percentage of the roof cost based on age and material.
- Cosmetic exclusion. Excludes dents and marks that do not affect function, most often for metal roofing and trim. See cosmetic damage exclusions.
- Deductibles. A flat all other perils deductible and often a separate wind and hail deductible as a percentage of the dwelling limit.
- Ordinance or law. Pays for items the current code requires, like drip edge or ice barrier, that the old roof did not have. Often a percentage of the dwelling limit, and it may need to be added.
- Matching. Some policies address whether undamaged areas must be replaced to match; many are silent.
Where to find them
The declarations page shows limits and deductibles and lists every endorsement by form number. The endorsements themselves are where roof-specific changes live. Ask your agent for the complete policy, not just the declarations page.
Other wording worth reading
- Duties after loss: how quickly to report and what to provide
- Any time limit for wind or hail claims
- The appraisal clause for settling disputes over the amount
- Suit limitation: the deadline to sue the insurer