Is a leaky roof covered by homeowners insurance if the roof is old?

Why older roofs get extra scrutiny

Adjusters know that older shingles lose granules, crack and unseal on their own, and that flashing and pipe boots wear out. On an older roof, they will look harder for evidence that a storm, not age, made the opening. Fresh, random hail fractures, creased shingles on the windward side, and impact marks on soft metals are the kind of proof that holds up.

When an older leaking roof is covered

• Wind tore off or creased shingles and rain came in.
• Hail fractured brittle shingles and water followed.
• A limb punctured the decking.

When it is not

• Shingles are curled, cracked or bare of granules across the roof.
• The leak point is a worn pipe boot, rusted flashing or exposed nail.
• Decking is soft and stained from repeated past leaks.

Expect a smaller check

Even when covered, an older roof is often paid with heavy depreciation, and some policies pay older roofs only actual cash value or a scheduled percentage. On a replacement cost policy, you can usually recover the depreciation once the work is done. See recoverable depreciation and roof age and insurance.

If it is not covered

Fix the leak now and start planning a replacement. An old roof that keeps leaking leads to rot, mold and, eventually, insurance renewal problems.