Claiming a Roof on Homeowners Insurance: A Roofer's 25-Year Guide to Getting It Right
My name is Mark, and I've been a licensed roofing contractor for over twenty-five years. I've personally supervised more than three thousand roofing projects across Texas. I hold certifications from GAF, CertainTeed, and Owens Corning. I've worked directly with insurance adjusters on hundreds of claims. This article exists because I've seen too many homeowners get short-changed or confused by the insurance claim process. My goal is simple: to give you the knowledge I share with my own customers. This guide will help you understand your policy, document damage correctly, and work effectively with contractors and adjusters. I wrote this based on real customer projects, manufacturer installation guidelines, and the Texas Department of Insurance regulations. My methodology is the same step-by-step process we use in the field. This is not generic advice. This is a contractor's playbook for protecting your home and your investment.
Understanding Your Homeowners Insurance Policy
Your insurance policy is a contract. You must understand its terms before disaster strikes. Most policies cover "sudden and accidental" damage from specific causes, called perils. Common covered perils include wind, hail, falling objects, and fire. Normal wear and tear is almost never covered. Policies typically have two main valuation methods: Actual Cash Value (ACV) and Replacement Cost Value (RCV). An ACV policy pays you the current value of your roof, minus depreciation for its age. An RCV policy pays to replace your roof with a similar new one, often after you pay your deductible and the work is complete. You must check your declarations page to know which you have. The deductible is the amount you pay out-of-pocket before insurance kicks in. Know this number. Also, review your policy limits to ensure they are adequate for full replacement in your area.
What Is Typically Covered (And What Isn't)
Covered events usually include storm-related damage. High winds can lift and tear shingles. Hail creates circular bruises on asphalt shingles that crack the protective granules. Falling tree limbs can puncture the roof deck. Weight from ice and snow can cause structural failure. These are clear, sudden events. What is not covered is just as important. Insurance does not pay for repairs due to lack of maintenance. This includes leaks from worn-out, old shingles. It does not cover damage from gradual deterioration. It also may not cover certain cosmetic damage that doesn't affect function. Always report damage promptly. Waiting can lead to denied claims, as insurers may argue the damage worsened due to neglect.
Key Policy Terms You Must Know
You need to speak the language. Deductible: Your share of the cost. Depreciation: The value lost due to the roof's age. Recoverable Depreciation: The portion of depreciation you get back with an RCV policy after repairs. ACV: Actual Cash Value, the depreciated value. RCV: Replacement Cost Value, the full cost to replace. Peril: The specific cause of loss, like hail. Adjuster: The insurance company's inspector. Scope of Work: The detailed list of repairs the insurer agrees to pay for. Understanding these terms prevents confusion during the claim process.
Step-by-Step Guide to Filing a Roof Insurance Claim
Follow these steps in order. Do not skip any. Rushing can cost you thousands of dollars.
Step 1: Initial Safety and Damage Documentation
Safety first. Do not climb onto a damaged roof. It is dangerous. Inspect from the ground using binoculars. Look for missing shingles, dented vents, or granule piles in gutters. Take clear, date-stamped photos and videos from multiple angles. Get wide shots of the whole roof line. Get close-ups of specific damage. Photograph any interior water stains on ceilings or walls. This visual evidence is critical. Make temporary repairs only to prevent further damage, like placing a tarp over a leak. Keep all receipts for these emergency measures. Your policy may reimburse you.
Step 2: Contacting Your Insurance Company
Call your insurance agent or company's claims department. Do this as soon as possible after the storm. Provide your policy number and a simple description of the damage. They will open a claim and assign you a claim number. Write this number down. They will also schedule a time for their adjuster to inspect your property. Ask for an estimated timeframe for the inspection. Be polite but persistent. Get the adjuster's name and contact information.
Step 3: The Professional Roof Inspection
Before the adjuster arrives, I strongly recommend you get a free inspection from a reputable, local roofing contractor. Choose a contractor with good reviews and proper licensing. They can provide a detailed, professional assessment. They can often identify damage the adjuster might miss. Ask them to document their findings with photos and a written report. This report is your second opinion. Do not sign any contract that assigns your insurance benefits to the contractor at this stage. You just want an inspection and estimate.
Step 4: Meeting with the Insurance Adjuster
Be present for the adjuster's inspection. Have your contractor's report ready. Walk around the property with the adjuster. Point out the damage you and your roofer observed. Share your photos and the contractor's report. Be a helpful guide, not an adversary. The adjuster is there to assess the loss according to the policy. A professional roofer's presence can be very beneficial during this meeting. They can explain technical aspects of the damage and repair methods.
Step 5: Reviewing the Claim Settlement
The insurance company will send you a claim settlement document, often called an estimate or scope of loss. This details what they will pay for. Review it line by line with your roofing contractor. Compare it to the contractor's own detailed estimate. Look for discrepancies. Common issues include missing items like starter shingles, proper ice and water shield in valleys, or full decking replacement if plywood is soft. The insurance estimate should align with local building codes and manufacturer requirements. If items are missing, your contractor can help you submit a supplement request to the insurer.
Working with Roofing Contractors on an Insurance Job
Choosing the right contractor is the most important decision after filing the claim.
How to Vet and Select a Reputable Roofer
Look for local, established companies. Verify they are licensed and insured in your state. Ask for proof of both general liability and workers' compensation insurance. Check their rating with the Better Business Bureau. Read online reviews on multiple platforms. Ask for local references and addresses of recent jobs you can drive by. A good contractor will provide all this willingly. Be wary of door-knockers who appear right after a storm with high-pressure tactics. They may be "storm chasers" who leave town after the work is done.
Understanding the Contractor's Role in the Claim Process
A good contractor acts as your advocate and expert. They provide the detailed repair estimate the insurance company needs. They meet with the adjuster to ensure all damage is documented. They handle the supplement process if the initial settlement is low. They obtain the necessary permits for the work. They order materials and schedule the crew. They oversee the installation to ensure it meets code and manufacturer specs. They handle clean-up and final inspection. They should communicate with you and the insurance company throughout the process.
Red Flags and Warning Signs
Be cautious of contractors who ask for full payment upfront. Never sign a contract that assigns your insurance benefits directly to them (this is often illegal or restricted). Avoid those who offer to pay or waive your deductible—this is insurance fraud. Be suspicious of extremely low bids. They often mean subpar materials or workmanship. Do not work with anyone who cannot provide a physical local address. Avoid pressure to sign immediately. A trustworthy roofer gives you time to decide.
Real Project Case Studies and Outcomes
Case Study 1: The Hail Claim in Kingwood. A homeowner had a 15-year-old asphalt shingle roof. A severe hailstorm caused widespread bruising. The insurance adjuster's initial estimate was for a repair of only the most damaged slopes. Our inspection showed functional damage across the entire roof. We documented cracked matting under the granules. We submitted a supplement with core samples and close-up photos. The insurer approved a full roof replacement under the homeowner's RCV policy. Outcome: The homeowner paid only their deductible for a brand-new, code-compliant roof with upgraded synthetic underlayment.
Case Study 2: The Wind Damage Denial. A homeowner reported missing shingles after high winds. The adjuster denied the claim, stating the shingles were old and brittle. We inspected and found clean, new-looking nail holes in the decking where shingles tore away—proof of sufficient wind uplift. The surrounding shingles were in good condition, contradicting the "old and brittle" argument. We appealed with detailed photos and a wind uplift calculation. The denial was reversed. Outcome: The claim was approved for full repair of the damaged section and matching of existing shingles.
Materials, Costs, and Building Code Considerations
Your insurance settlement should pay for "like kind and quality" replacement. If you had a dimensional asphalt shingle, you should get a comparable one. You may have the option to upgrade materials by paying the difference. For example, upgrading from a 25-year shingle to a 50-year architectural shingle. The settlement must also account for current building codes. If your local code now requires stronger roof deck attachment or more nails per shingle, the insurance estimate should include that work. Costs vary by region and material. A typical asphalt shingle roof replacement in Texas can range from $12,000 to $25,000 or more, depending on size and complexity. The insurance estimate should include all components: tear-off, disposal, underlayment, shingles, flashing, vents, and labor.
Common Materials and Insurance Implications
- Asphalt Shingles: The most common. Insurance typically covers replacement with a similar grade. Hail-resistant Class 4 shingles may be an upgrade option.
- Metal Roofing: More expensive but durable. If your old roof was metal, insurance should pay for metal. Switching from shingles to metal usually requires you to pay the significant cost difference.
- Tile Roofing (Clay or Concrete): High replacement cost. Insurance estimates must include the cost of handling and installing individual tiles. They are fragile and require skilled labor.
- Underlayment: Modern synthetic underlayment is superior to old felt paper. Many insurance supplements successfully argue for an upgrade due to current best practices.
Frequently Asked Questions from Homeowners
Will filing a claim raise my insurance rates?
It might, but not always. A claim due to a widespread weather event (a "catastrophe" or "cat" claim) often affects rates less than an isolated incident. However, multiple claims in a short period will almost certainly lead to higher premiums or even non-renewal. It's a business decision. You should file a claim for significant, covered damage. Do not file for minor repairs close to your deductible amount.
What if my claim is denied?
Do not accept the first "no" as final. You have the right to appeal. Request a detailed explanation for the denial in writing. Review your policy to see if their reason aligns with the language. Hire a reputable roofing contractor for a second opinion. They may find evidence the adjuster missed. You can also request a re-inspection with a different adjuster. As a last resort, you can file a complaint with your state's department of insurance. They can mediate disputes between policyholders and companies.
Can I keep the leftover settlement money if the job costs less?
This depends on your mortgage company and your policy. If you have a mortgage, the insurance check is often made out to both you and the lender. The lender may hold the funds in an escrow account and release them as work is completed. They want to ensure the property is repaired. If the final job cost is less than the settlement, the leftover money typically goes back to the insurance company, especially on an RCV policy where they pay the actual cost. You cannot profit from a claim. On an ACV claim, you might receive a check for the depreciated value upfront, and how you spend it is your responsibility, but the repair must be completed.
How long does the entire process take?
From filing to completed installation, plan for several weeks to a few months. The initial adjuster inspection usually happens within a week or two of filing. The settlement paperwork follows a few days later. Review and supplement negotiations can add a week or two. Once approved, material ordering and contractor scheduling can take 2-4 weeks, depending on season and material availability. The physical installation itself typically takes 2-5 days for a standard home. Major storms can cause backlogs, extending timelines.
Should I get multiple estimates from roofers?
Yes, you should get at least two or three detailed estimates from reputable contractors. This is not just about price. It allows you to compare the scope of work, materials proposed, warranties offered, and the professionalism of the company. However, remember that the insurance company's estimate is the controlling document for payment. The roofer's estimate should be used to ensure the insurance scope is complete and accurate.
Practical Tips from 25 Years of Roofing Experience
- Maintain Your Records: Keep a file with your policy, inspection reports, photos, and all claim correspondence.
- Communicate in Writing: Follow up phone calls with an email summarizing what was discussed. This creates a paper trail.
- Know Your Rights: Your state's department of insurance website is a valuable resource for understanding consumer protections.
- Invest in Maintenance: A well-maintained roof has a stronger case for storm damage versus wear and tear. Clean your gutters. Trim overhanging trees.
- Be Patient but Persistent: The process can be frustrating. Stay organized, be professional, and keep pushing forward.
Conclusion and Your Next Steps
Filing a roof insurance claim can feel overwhelming. You are dealing with damage to your biggest investment. You are navigating a complex contract and a bureaucratic process. My hope is this guide gives you the confidence and knowledge to proceed effectively. Start by reviewing your current policy today. Know your deductible and coverage type. After a storm, document everything thoroughly. Partner with a local, reputable roofing contractor early. Use them as your expert guide. Remember, you have a right to a proper repair that restores your home to its pre-loss condition. Do not settle for less. Your home deserves a secure, watertight roof installed to the highest standards. Take a deep breath, get organized, and take it one step at a time. You can successfully navigate this process and protect your home for years to come.