How does Robust Roofing handle roof insurance claims on rental homes?
On a rental, the owner's policy covers the roof
When a rental house takes storm damage, the first question is whose insurance responds. The answer is almost always the owner's. The building belongs to the landlord, so the landlord's policy covers the structure and the landlord files the roof claim. A tenant's renters insurance covers the tenant's belongings, not the building; the Insurance Information Institute spells out that a renters policy does not include the building because the landlord owns it.
Georgia law also puts the duty to keep rental premises in repair on the landlord under O.C.G.A. 44-7-13. A roof leak is not something to leave for the next lease cycle. Robust's guide to renting with a damaged roof covers the tenant's side of the same situation.
How rental policies differ from homeowners policies
Most rental houses are insured under a landlord or dwelling policy rather than a standard homeowners policy, and the differences matter when a storm hits:
- Settlement basis. Some dwelling forms, especially basic ones, settle losses at actual cash value, which subtracts depreciation from the payment. Others pay replacement cost. Check your declarations page, and see ACV versus RCV.
- Covered causes. Some forms list specific perils, while broader forms cover any direct physical loss not excluded. Wind and hail are commonly covered either way, but read yours.
- Lost rent. Many dwelling policies include fair rental value coverage. As the insurance reference IRMI explains, it reimburses lost rent when a covered loss makes the home uninhabitable, minus expenses that stop, for the shortest time reasonably needed to repair.
- Deductibles. A percentage wind and hail deductible is as common on rentals as on owner-occupied homes. Know the number before you file.
What Robust Roofing does on a rental claim
A rental house is still a house, and Robust Roofing handles it with the same care that has made it one of the most recommended roofers in North Georgia. The difference for owners is mostly convenience, especially if you live across town or out of state.
- Free inspection with photos. Robust inspects on the roof and documents every slope by drone. You arrange access with your tenant or property manager, and the photos go into the RoofMap portal, so you see what the inspector saw without driving over.
- Documentation built for the carrier. Robust's licensed Property and Casualty adjuster documents damage the way carriers review it and writes a complete scope.
- The adjuster meeting. Robust's adjuster meets the carrier's adjuster at the house. For an owner who lives elsewhere, that matters. See the adjuster meeting.
- Supplements. Missed items are supplemented with photos and line-item support.
- A short disruption for your tenant. On most average-size roofs the replacement is finished in one day, because Robust brings a large crew. A magnet sweep picks up nails from the driveway and yard, which matters when children and pets live there.
- Paperwork in one place. Signed documents, invoices and online payment all sit in RoofMap, which keeps your records clean for your files and your accountant.
Right after the storm: protect the property
Policies expect the owner to take reasonable steps to prevent further damage after a loss. If your tenant reports water coming in, act quickly. Robust provides emergency tarping after storms and repairs tree and debris damage, described in tree damage and emergency tarping. Ask your tenant for photos and the time the leak started, keep receipts for emergency work, and remind them that damage to their own belongings goes to their renters insurance. Our article on the duty to mitigate explains what insurers expect.
Money questions owners ask
- The deductible is yours. After an approved claim the owner's cost is normally the deductible. Robust never waives or rebates deductibles, which Georgia law prohibits; see the deductible policy.
- Depreciation may come in two checks. If your policy pays replacement cost, the held-back depreciation is generally released after the work is done. See recoverable depreciation.
- Your lender may be on the check. Investment property loans carry mortgage clauses too. See mortgage company checks.
- Taxes. How repairs, replacements and insurance proceeds affect your rental's books is a question for your tax professional.
Vacant homes and turnover periods
Storms do not wait for a lease to start. If the house is empty between tenants, read your policy's vacancy and unoccupancy provisions, because many dwelling policies limit certain coverages after a home has been vacant for a set period. Ask your agent before a long vacancy, and have someone check the house after every significant storm so a leak does not run unnoticed for weeks.
A checklist for landlords after a storm
- Ask the tenant whether there are leaks, stains or fallen limbs, and request photos.
- Arrange emergency tarping if water is coming in.
- Schedule a free inspection and coordinate access.
- Review the photos and your dwelling policy, including the deductible and fair rental value coverage.
- File the claim as the policyholder if the damage supports it.
- Let Robust's adjuster meet the carrier's adjuster at the property.
- Give the tenant the build date and tell them to expect a one-day job on most roofs.
Robust Roofing serves rental owners across 39 cities in 15 North Georgia counties. Call (470) 887-6637 or start at chooserobust.com.