How to Get Insurance to Pay for Roof Replacement: Complete Guide (2026)

The short answer: yes, homeowners insurance typically covers roof replacement -- but only when the damage is caused by a covered peril. Understanding what your policy covers, what it excludes, and what type of policy you have is the foundation of a successful claim.

What Is Typically Covered

Standard homeowners insurance policies cover roof damage caused by sudden and accidental events, which the insurance industry calls "covered perils." These include:

• Wind damage: High winds that tear off shingles, lift flashing, or compromise the roof structure
• Hail damage: Hail impacts that crack, dent, or break roofing materials
• Fallen trees and limbs: Trees or branches that impact the roof due to storms
• Fire damage: Including damage from lightning strikes
• Weight of ice, snow, or sleet: Structural damage caused by excessive weight accumulation
• Vandalism and malicious mischief: Intentional damage by others

What Is NOT Typically Covered

This is where most homeowners get surprised. Insurance does NOT cover:

• Normal wear and tear: Your roof reaching the end of its expected lifespan is a maintenance issue, not an insurable event
• Neglect and lack of maintenance: If you ignored a small leak for years and it became a large problem, the insurer will deny the claim
• Cosmetic damage: Some policies exclude purely cosmetic damage that does not affect the roof's function (common with metal roofs and hail)
• Flood damage: Standard homeowners policies do not cover flooding -- you need separate flood insurance through the NFIP or a private carrier
• Earthquake damage: Requires separate earthquake coverage
• Improper installation: If the roof was installed incorrectly and fails prematurely, the insurer may deny coverage

Policy Types: HO-3 vs. HO-5 vs. HO-A

Your policy type directly affects how your roof claim is handled:

The difference between RCV and ACV is critical. A Replacement Cost Value policy pays the full cost to replace your roof with like materials at current prices. An Actual Cash Value policy deducts depreciation based on your roof's age -- so if your roof is 20 years old on a 25-year shingle, you may only receive 20% of the replacement cost. We will cover this in detail in the depreciation section below.

If you are not sure what type of policy you have, call your insurance agent and ask two specific questions: "Is my dwelling coverage open perils or named perils?" and "Is my roof covered at replacement cost or actual cash value?" The answers to these two questions tell you almost everything you need to know about your coverage position.

This is the section no other guide covers -- and it may be the most important one. What you do before filing your insurance claim has more impact on the outcome than anything you do after. Most homeowners skip straight to calling their insurance company after discovering damage. Smart homeowners take these steps first.

Step 1: Get a Professional Inspection First

Before you call your insurance company, call a reputable roofing contractor and get a professional damage assessment. Here is why this order matters:

• You need to know if the damage is worth filing a claim. If the damage is minor and the repair cost is close to or less than your deductible, filing a claim can actually hurt you -- you will pay the deductible, get little or nothing back, and have a claim on your record that can increase your premiums or make it harder to get coverage in the future
• You need ammunition for the adjuster visit. When the insurance adjuster comes to inspect your roof, having a detailed, professional damage report gives you a baseline to compare against their findings. If the adjuster misses damage that your contractor documented, you have evidence to push back
• You need to understand the scope. Is this a repair or a full replacement? The answer affects your claim strategy, your deductible calculus, and your expectations

A good roofing contractor will inspect your roof at no charge and provide a written report with photos documenting all damage. At WeatherShield, our free inspection includes a comprehensive damage assessment specifically designed to support insurance claims. For a detailed walkthrough, see our roof inspection for insurance claims guide.

Step 2: Document Pre-Storm Condition Annually

The best time to prepare for an insurance claim is long before you need one. Smart homeowners document their roof condition annually -- typically in the spring before storm season. Take photos and video of every slope of your roof, close-ups of shingles, flashing, and penetrations. Store them in cloud storage with dates.

Why? Because when a storm hits and you file a claim, the insurance adjuster's job is to determine whether the damage was caused by the storm or was pre-existing. If you have dated photos showing your roof was in good condition before the storm, you eliminate the adjuster's strongest argument for denying your claim.

Step 3: Understand Your Policy Before You Need It

Pull out your homeowners insurance policy and find the answers to these questions:

• What is your deductible? Do you have a separate wind/hail or named storm deductible? Many policies have a percentage-based wind deductible (often 1% to 5% of your dwelling coverage) that is much higher than your standard deductible
• Is your roof covered at RCV or ACV? Some policies switch from RCV to ACV once your roof reaches a certain age (commonly 10, 15, or 20 years)
• Do you have a cosmetic damage exclusion? Some policies exclude damage that is purely cosmetic -- meaning hail dents that do not affect function may not be covered
• What is your claim filing deadline? Most states require claims to be filed within a specific timeframe after the damage occurs or is discovered. Missing this deadline can void your coverage entirely
• Do you have law and ordinance coverage? This covers the cost of bringing your roof up to current building codes during replacement, which can add significant cost

Knowing these answers before you file puts you in a fundamentally stronger position than discovering them after the adjuster has already written their estimate.

Step 4: Check Whether Filing Is Worth It

Not every claim is worth filing. Here is a simple framework:

A professional roofer can help you make this decision. We regularly tell homeowners that their damage is not worth filing a claim for -- because protecting your claims history and insurability is sometimes more valuable than a small payout.

Once you have decided to file a claim, the process follows a specific sequence. Understanding each step -- and what to do at each one -- is the difference between a claim that pays for your full roof replacement and one that leaves you paying thousands out of pocket.

Step 1: Document the Damage Thoroughly

Before you touch anything, before you make temporary repairs, before you call anyone -- document everything. Take photos and video from every angle:

• Wide shots of the entire roof from all four sides showing the overall scope
• Close-up shots of every area of damage -- missing shingles, cracked shingles, dented flashing, lifted edges
• Interior damage -- water stains, wet drywall, dripping, damaged belongings
• Context shots -- downed trees in the neighborhood, debris fields, damaged neighboring properties (proves a weather event occurred)
• Scale reference -- place a coin or ruler next to hail dents to show their size
• Timestamp everything -- ensure your phone's date and time are correct

Store your photos in at least two locations -- your phone and a cloud service. Claims can take months, and losing your documentation means losing your evidence. For a detailed photography guide, see our storm damage roof repair guide.

Step 2: File the Claim Promptly

Call your insurance company and file the claim as soon as possible. Most states have filing deadlines that range from one to three years after the damage occurs, but some are shorter. Filing promptly accomplishes three things:

• It establishes the date of loss while evidence is fresh
• It starts the clock on the insurer's response deadline (most states require a response within 15 to 30 days)
• It prevents the insurer from arguing that you delayed and the damage worsened due to neglect

When you call, have your policy number ready. Provide a factual description of the damage without speculating about cause or cost. The claims representative will assign a claim number and schedule an adjuster visit.

Step 3: Prepare for the Adjuster's Visit

The insurance adjuster's inspection is the most important single event in your claim. This is where your payout is determined. Here is how to prepare:

• Have your contractor present. This is critical. Your contractor can walk the roof with the adjuster and point out damage that might be missed. Two sets of professional eyes are better than one
• Have your documentation ready. Show the adjuster your photos, your contractor's report, and any pre-storm documentation
• Be present yourself. Never let the adjuster inspect your roof without you or your contractor there. You need to know what they saw and what they documented
• Take notes. Write down what the adjuster says, what areas they inspect, and any comments they make about coverage or damage
• Do not agree to anything on the spot. The adjuster may offer a quick settlement. Thank them, take their report, and review it carefully before agreeing

Step 4: Get an Independent Contractor Estimate

If you did not get a professional inspection before filing (see pre-claim strategy above), get one now -- before or alongside the adjuster's visit. Your contractor's estimate serves as an independent assessment that you can compare against the adjuster's findings. If the two are significantly different, you have a basis for negotiation. If you already got a pre-claim inspection, share that report with the adjuster.

Step 5: Review the Adjuster's Report Carefully

After the adjuster's visit, you will receive a written report and estimate (usually a Xactimate report -- more on that below). Review it carefully and compare it against your contractor's assessment:

• Does it include all areas of damage your contractor identified?
• Are the material specifications correct? (Correct shingle type, correct underlayment, correct flashing)
• Does it include all necessary line items? (Tear-off, disposal, drip edge, pipe boots, ventilation)
• Are the measurements accurate? (Roof measurements should match within a reasonable margin)
• Does it account for code upgrades if applicable?

Step 6: Negotiate If the Payout Is Too Low

If the adjuster's estimate is lower than your contractor's estimate, you have every right to negotiate. This is not confrontational -- it is expected. The process works like this:

• Identify the specific line items where the estimates differ
• Provide documentation supporting your contractor's numbers (material invoices, labor rates, code requirements)
• Request a re-inspection if the adjuster missed damage areas
• Put everything in writing -- email is better than phone calls because it creates a paper trail

For a detailed guide on this specific scenario, read our article on what to do when insurance lowballs your roof claim.

Step 7: File a Supplement If Needed

Supplemental claims are one of the most important and least understood parts of the insurance process. We cover them in detail in their own section below. The short version: once your contractor starts the work and discovers additional damage that was not visible during the initial inspection, they file a supplement requesting additional payment for that damage. This happens on the majority of roof replacements.

Step 8: Handle the Mortgage Company Endorsement

If you have a mortgage on your home, your insurance check will likely be made out to both you and your mortgage company. This is normal -- the mortgage company has a financial interest in your home and wants to ensure the repairs are completed. Here is the process:

• Endorse the check. Sign the back of the check and send it to your mortgage company's loss draft department (or their designated vendor)
• Provide documentation. The mortgage company will typically require a copy of the adjuster's report, your contractor's estimate, and sometimes a signed contract
• Funds released in stages. Many mortgage companies release insurance proceeds in two or three installments: an initial release before work begins, a second release at the midpoint, and a final release after a completion inspection
• Plan for delays. The endorsement and release process can add two to four weeks to your timeline. Factor this into your project schedule

Pro tip: Start the mortgage company endorsement process as soon as you receive your insurance check. Do not wait until your contractor is ready to start -- the release process takes time, and delays in funding can push your project back.

Step 9: Complete Repairs and Close the Claim

Once your contractor completes the roof replacement, you will need to:

• Get a certificate of completion from your contractor
• Provide the completion certificate to your mortgage company to release the final payment
• If you have an RCV policy, submit proof of completion to your insurance company to recover the depreciation holdback (this is your recoverable depreciation -- see below)
• Keep all documentation for at least five years in case of future disputes

Xactimate is the industry-standard software that insurance companies use to create repair estimates. Over 90% of insurance adjusters use it. Understanding how it works gives you a massive advantage when reviewing your claim -- because most homeowners look at a Xactimate estimate and have no idea what they are reading.

What Xactimate Is

Xactimate (made by Verisk) is estimating software that uses a database of local material and labor costs to generate repair estimates. When your adjuster inspects your roof, they input the scope of work into Xactimate, and the software calculates the cost based on pre-loaded pricing for your specific geographic area. The output is a line-by-line estimate showing every component of the repair or replacement.

Key Line Items to Look For

A proper Xactimate estimate for a roof replacement should include all of the following line items. If any are missing, they may have been overlooked:

• RFG (Roofing): The primary shingle line items including tear-off and installation. Check that the shingle type, quality, and quantity match what is actually on your roof
• Underlayment: Synthetic underlayment and/or ice and water shield. In high-wind zones, code may require enhanced underlayment that costs more than what the adjuster specified
• Drip edge: Metal edging along eaves and rakes. Often undervalued or left off entirely
• Starter strip: The first row of shingles at the eave. A separate line item from the field shingles
• Ridge cap: The shingles or material covering the roof peak. Should be priced separately from field shingles
• Flashing: Step flashing, counter flashing, wall flashing, chimney flashing. Each should be its own line item
• Pipe boots/collars: Rubber or lead boots around plumbing vents. If your old ones are deteriorated, they should be replaced
• Ventilation: Ridge vents, box vents, soffit vents. If existing ventilation is being replaced, it should be itemized
• Disposal/haul-off: Removal and disposal of old roofing materials. This is a significant cost
• O&P (Overhead and Profit): This is a 20% markup (10% overhead + 10% profit) that compensates the general contractor. Insurance companies frequently omit O&P from initial estimates. If your job involves multiple trades (roofing, gutters, siding, interior repairs), O&P should be included

Common Areas Adjusters Miss

In my experience, the following items are most commonly undervalued or omitted from adjuster estimates:

When you compare your adjuster's Xactimate estimate against your contractor's estimate, look at each line item individually. The total dollar amount is less important than whether all necessary work is accounted for. A missing line item is much easier to supplement than arguing over pricing on an item that is already included.

Depreciation is how insurance companies account for the age and wear of your roof. Understanding how it works is essential because it directly determines how much money you receive -- and whether you can recover the portion that was withheld.

Replacement Cost Value (RCV) Explained

A Replacement Cost Value policy pays the full cost to replace your damaged roof with similar materials at current prices, regardless of how old the roof was. If your 15-year-old shingle roof is destroyed by a storm and it costs a certain amount to replace it with new shingles today, an RCV policy covers that full amount (minus your deductible).

However -- and this is where it gets important -- most RCV policies pay in two stages:

• Initial payment: The insurer pays the Actual Cash Value (replacement cost minus depreciation) minus your deductible. This is what you receive upfront
• Recoverable depreciation: After repairs are completed, you submit proof of completion and the insurer pays the depreciation that was withheld. This second payment can be a substantial amount

Actual Cash Value (ACV) Explained

An Actual Cash Value policy pays the replacement cost minus depreciation -- and that is it. There is no second payment. The depreciation is not recoverable. This means you receive significantly less than the full replacement cost, and the difference comes out of your pocket.

The Math: How Depreciation Affects Your Payout

Let me walk through a simplified example to illustrate the difference. These numbers are hypothetical and for illustration purposes only:

As you can see, the difference between an RCV and ACV policy can be enormous. This is why checking your policy type before you file a claim is so important.

How to Recover Your Depreciation Holdback

If you have an RCV policy, recovering your depreciation holdback requires these steps:

1. Complete the roof replacement. The work must be finished -- you cannot recover depreciation before repairs are done
2. Get a certificate of completion from your contractor documenting that the work has been completed per the scope of the claim
3. Submit the completion documentation to your insurance company along with a request for the depreciation holdback
4. Include final invoices showing the actual cost of the work. If the final cost exceeds the original estimate, this is also the time to submit a supplement
5. Follow up. Insurers have a specific timeframe (varies by state) to process the recoverable depreciation payment after receiving proof of completion. If they do not pay within that timeframe, follow up in writing

Important: Most RCV policies have a time limit for recovering depreciation -- typically 180 days to one year from the date of loss. If you do not complete repairs and submit documentation within this window, you may forfeit the recoverable depreciation permanently. Check your policy for the specific deadline.

For more on how roof age affects coverage, see our guide on whether insurance covers a 25-year-old roof.

A denied or lowballed claim is not the end of the road. It is the beginning of the negotiation. In my experience, initial insurance offers are frequently below what the claim is actually worth -- and homeowners who push back almost always end up with a higher payout than those who accept the first offer.

Common Denial Reasons

When an insurance company denies a roof claim, they typically cite one of these reasons:

• "Pre-existing damage" or "wear and tear": The adjuster attributes the damage to age and maintenance rather than the storm event. This is the most common denial reason and often the most arguable
• "Below deductible": The adjuster's estimate of the damage is less than your deductible, so no payment is owed
• "Cosmetic damage only": The damage does not affect the roof's function (common with hail damage on some policies)
• "Policy exclusion": The cause of damage is excluded from your specific policy (e.g., flood damage on a standard policy)
• "Late filing": The claim was filed after the state's deadline
• "Maintenance neglect": The insurer claims the damage resulted from failure to maintain the roof

How to Appeal a Denial

If your claim is denied, you have options. Here is the appeal process:

1. Request the denial in writing. Get the specific reason cited, with reference to the policy language the insurer is relying on
2. Review the denial against your policy. Read the actual policy language -- not the summary -- to determine if the denial is supported
3. Gather contradicting evidence. If the denial cites "wear and tear" but you have pre-storm photos showing the roof was in good condition, that evidence directly contradicts the denial
4. Get a second professional opinion. Have another licensed roofer inspect the damage and provide a written report. A different set of eyes may identify storm damage indicators the adjuster missed
5. Submit a formal written appeal. Send a letter to your insurance company citing the specific reasons you believe the denial was incorrect, attaching all supporting documentation
6. Request a re-inspection. Ask for a different adjuster to inspect the roof. Sometimes a fresh inspection by a different person yields different results

For a deep dive into handling lowball offers, see our comprehensive guide on what to do when insurance lowballs your claim.

The Appraisal Clause: Your Secret Weapon

Most homeowners do not know this exists, but it is one of the most powerful tools you have. Nearly every homeowners insurance policy contains an appraisal clause. This provision allows either party (you or the insurer) to demand an independent appraisal when there is a disagreement about the amount of a loss.

Here is how the appraisal process works:

1. You invoke the appraisal clause by sending a written demand to your insurer
2. Both sides select their own appraiser (a qualified person who understands property damage valuation)
3. The two appraisers attempt to agree on the amount of loss
4. If they cannot agree, they select an umpire (a neutral third party)
5. Agreement between any two of the three (your appraiser, the insurer's appraiser, or the umpire) sets the loss amount

The appraisal process typically costs less than hiring an attorney, is faster than litigation, and frequently results in a higher payout. It is particularly effective when the disagreement is about the amount of damage rather than whether the damage is covered at all. If the insurer is denying coverage entirely (not just lowballing), the appraisal clause may not help -- you may need an attorney for that.

Filing a Complaint with Your State Department of Insurance

Every state has a Department of Insurance (DOI) that regulates insurance companies and protects consumers. If you believe your insurer is handling your claim unfairly, you can file a complaint. While the DOI cannot force an insurer to pay a specific amount, a complaint triggers a review of how the claim was handled. Insurance companies take DOI complaints seriously because patterns of complaints can lead to regulatory action, fines, or market conduct investigations.

For guidance on using your state's resources, including South Carolina's Department of Insurance, see our guide on what to do when your claim is denied.

This is one of the most commonly overlooked sources of additional insurance money on a roof claim. Building codes change over time. If your roof was originally installed under older code requirements, replacing it today may require upgrades to meet current standards -- and those upgrades cost real money.

What Law and Ordinance Coverage Is

Law and ordinance coverage (sometimes called "building code upgrade coverage" or "code compliance coverage") pays for the additional cost of bringing your roof up to current building codes during a covered replacement. Standard dwelling coverage only pays to restore your roof to its pre-loss condition. If current code requires something your old roof did not have, that gap is covered by law and ordinance coverage.

Common Code Upgrades That Trigger This Coverage

Depending on when your roof was originally installed, current code may require:

• Enhanced underlayment: Older roofs may have been installed with 15-pound felt. Current high-wind codes often require synthetic underlayment with self-adhering membrane at eaves and valleys
• Upgraded nailing patterns: High-wind zones now require six nails per shingle in specific patterns, while older installations used four
• Ice and water shield: Many current codes require ice and water shield at all eaves, valleys, and around penetrations. Older installations may not have included it
• Ventilation upgrades: Current code may require more ventilation than your original roof had, or a different ventilation configuration
• Drip edge installation: Now required by most building codes but not always present on older roofs
• Complete tear-off: Current code in many jurisdictions prohibits installing a new roof over an existing layer. If your old roof had multiple layers, the cost of tearing off all layers may be covered under code compliance

Is Law and Ordinance Coverage in Your Policy?

Here is the catch: not all homeowners policies include law and ordinance coverage automatically. Some policies include it as a standard endorsement, others offer it as an optional add-on, and some do not offer it at all. Check your declarations page or call your agent to confirm.

If your policy does not include it and you have an older roof, consider adding it at your next renewal. The additional premium is typically modest compared to the potential benefit. For homes with roofs older than 15 years in areas where building codes have changed significantly, law and ordinance coverage can add a substantial amount to an insurance claim.

When your contractor identifies code upgrades needed during your replacement, make sure these are submitted to your insurance company separately from the base claim. Code upgrade costs are often supplemented after the initial claim is processed.

Supplemental claims are where homeowners leave the most money on the table -- and where an experienced roofing contractor earns their keep. A supplement is an additional claim filed after the initial estimate when additional damage or necessary work is discovered that was not included in the original scope.

What Supplements Are

When the insurance adjuster inspects your roof before work begins, they can only assess what is visible from the surface. Once your contractor tears off the old roof, they frequently discover additional damage that was hidden:

• Rotted decking: Water intrusion that deteriorated the plywood or OSB sheathing underneath the shingles. The extent is impossible to know until the shingles are removed
• Damaged or inadequate sheathing: Plywood that has delaminated, OSB that has swollen, or older skip-sheathing that does not meet current code
• Mold or mildew: Fungal growth on the underside of the deck or in the attic framing caused by long-term moisture intrusion
• Damaged rafters or trusses: Structural members compromised by water, wind, or impact damage
• Flashing failures: Step flashing, counter flashing, or valley flashing that has corroded, separated, or failed in ways not visible from the surface
• Ventilation deficiencies: Blocked soffit vents, failed ridge vents, or inadequate ventilation that must be corrected during replacement

When and How to File a Supplement

The supplement process works like this:

1. Your contractor discovers additional damage during the tear-off or installation process
2. They stop work and document the damage with photographs and detailed notes before proceeding
3. Your contractor prepares a supplemental estimate in Xactimate, itemizing the additional work needed with the same line-item format the insurer uses
4. The supplement is submitted to your insurance company along with the photo documentation
5. The insurer reviews and typically sends a re-inspector (either their own adjuster or a third-party desk reviewer) to verify the additional damage
6. Once approved, the insurer issues additional payment for the supplemental items

Common Supplemental Items

Based on thousands of claims I have managed, these are the most common items that end up being supplemented:

Why Your Contractor Matters for Supplements

This is where choosing the right roofing contractor makes the biggest financial difference. A contractor who understands the insurance supplement process can recover thousands of additional dollars on your claim by:

• Knowing what line items to look for in the initial estimate and identifying what is missing
• Properly documenting hidden damage with photos and descriptions that match insurance documentation standards
• Writing supplement estimates in Xactimate format that the insurer can process efficiently
• Communicating directly with the adjuster in the language they understand
• Following up persistently until the supplement is approved and paid

A contractor who does not know how to supplement or does not bother to file supplements is leaving your money on the table. When choosing a contractor for insurance work, ask directly: "Do you handle supplemental claims?" If the answer is no, keep looking.

For related reading on navigating the gap between your contractor and your insurer, see our guide on the complete roof insurance claim process.

When your own efforts to negotiate with your insurance company have failed, it is time to bring in a professional. But which one? The decision between a public adjuster and an insurance attorney depends on your specific situation.

What a Public Adjuster Does

A public adjuster is a licensed claims professional who works for you, not the insurance company. They inspect the damage, prepare their own estimate, negotiate with the insurer, and manage the claim on your behalf. They are essentially doing the same job as the insurance company's adjuster -- but from your side of the table.

What an Insurance Attorney Does

An insurance attorney (sometimes called a policyholder attorney or bad faith attorney) is a lawyer who specializes in insurance disputes. They can negotiate, threaten legal action, file lawsuits, and represent you in court. They have legal tools that public adjusters do not have -- including the ability to sue the insurer for bad faith.

Decision Framework: Who Do You Need?

Cost Comparison

Understanding the cost structure helps you make an informed decision:

• Public adjusters typically charge a percentage of the claim settlement -- usually 10% to 15% of the total payout. Some charge a flat fee for smaller claims. They get paid when you get paid, so there is no upfront cost in most cases
• Insurance attorneys often work on contingency for insurance disputes, meaning they take a percentage (typically 33% to 40%) of the amount recovered. Some charge hourly rates instead. Contingency means no upfront cost, but a higher percentage of the recovery

Red Flags to Watch For

Whether you hire a public adjuster or an attorney, watch for these warning signs:

• Door-to-door solicitation after a storm: Legitimate professionals do not chase storms. If someone shows up uninvited, be cautious
• Guarantees of specific outcomes: No one can guarantee what your insurance company will pay. Anyone who promises a specific result before reviewing your claim is not being honest
• Pressure to sign immediately: A legitimate professional will give you time to review their contract and ask questions
• Unusually high fees: Public adjuster fees above 20% or attorney contingency fees above 40% should be questioned

For our complete guide on protecting yourself from predatory practices, including storm chasers, see our roof insurance survival guide.

One of the most common disputes between homeowners and insurance companies is whether the damage warrants a full replacement or can be handled with repairs. Understanding how insurers make this determination helps you advocate for the right outcome.

The General Rule

Insurance companies are required to restore your property to its pre-loss condition. If the damage can be repaired in a way that returns the roof to its pre-loss function and appearance, the insurer will typically approve repairs rather than replacement. If the damage is too extensive for repairs to be effective, or if repairing individual areas would leave the roof in a worse condition than before the loss, replacement is warranted.

Factors That Favor Full Replacement

• Widespread damage: If damage covers a large percentage of the roof area (often cited as more than 25% to 33%), replacement is typically more appropriate than patchwork repairs
• Matching materials unavailable: If your current shingles have been discontinued or are so weathered that new shingles of the same type would not match in color or profile, replacement may be warranted on aesthetic grounds -- especially if your HOA or local codes require uniform appearance
• Structural compromise: If the roof deck, trusses, or rafters are damaged, replacement is almost always necessary
• Multiple damage types: Wind damage plus hail damage plus water intrusion affecting different areas often adds up to replacement even if each individual type alone might be repairable
• Code compliance: If repairs would trigger code compliance requirements that effectively require redoing the entire roof, replacement is warranted

When Insurance May Only Approve Repairs

• Localized damage: If only one slope or a small area is damaged, the insurer may approve repair of that area only
• Minor damage: A few missing shingles or minor flashing damage typically does not justify full replacement
• Matching materials available: If the existing shingles are still in production and can be matched closely, repair may be considered adequate

If your insurance company approves repairs when you believe replacement is necessary, this is a negotiable determination. Having your contractor provide a written explanation of why replacement is the only appropriate remedy -- supported by photos, measurements, and code references -- is your strongest tool. For more on making this decision, see our guide on when to repair vs. replace your roof.

Missing a deadline can void your coverage entirely, regardless of how legitimate your damage is. Every state has different rules, and there are multiple types of deadlines you need to be aware of.

Types of Deadlines

There are several different time limits that apply to insurance claims, and they are often confused:

• Prompt notice requirement: Your policy requires you to notify the insurer "promptly" or "as soon as practicable" after discovering damage. While this is not usually a hard deadline, unreasonable delays give the insurer grounds to reduce or deny your claim. Best practice: file within days of discovering damage, not weeks or months
• Policy filing deadline: Some policies specify that claims must be filed within a set period (often one to two years) after the date of loss. Check your policy declarations page
• Statute of limitations: This is the state-imposed deadline for filing a lawsuit against your insurer if you cannot resolve the claim. This varies significantly by state -- from as short as one year to as long as six years
• Recoverable depreciation deadline: If you have an RCV policy, you typically have 180 days to one year from the date of loss to complete repairs and submit proof to recover depreciation. Missing this deadline means losing recoverable depreciation permanently

Why Timing Matters Practically

Beyond the legal deadlines, there are practical reasons to move quickly:

• Evidence deterioration: Storm damage becomes harder to distinguish from wear and tear as time passes. What is clearly a fresh hail dent today may look like normal weathering in six months
• Additional damage: Unrepaired damage gets worse. A small leak becomes a large leak. Missing shingles expose underlayment which deteriorates in sunlight. Every week you wait increases the total damage
• Contractor availability: After major storms, demand for roofers spikes. Filing early gets you in the queue before the backlog builds
• Insurer arguments: The longer you wait, the more ammunition the insurer has to argue that the damage was pre-existing, worsened by neglect, or not caused by the event you are claiming

Best practice: File your claim within 48 hours of discovering damage. Complete repairs and submit depreciation recovery documentation as soon as the work is done. Do not wait until deadlines are approaching -- start the process immediately and pursue it consistently.

For state-specific information on South Carolina filing deadlines, see our SC-specific insurance roof replacement guide.

After managing thousands of insurance claims, here are the strategies that consistently result in higher payouts for homeowners.

1. Never accept the first offer without review. The initial adjuster estimate is a starting point, not a final number. Review it carefully against your contractor's assessment before agreeing to anything
2. Have your contractor present at the adjuster inspection. This single step results in higher initial estimates more than any other factor. Your contractor can point out damage the adjuster might miss and discuss scope in professional terms
3. Document everything in writing. Phone conversations with your insurer should be followed up with an email summarizing what was discussed. "Per our conversation today, you stated that..." creates a paper trail that protects you
4. Know the difference between your deductibles. If your damage was caused by a named storm, your named storm deductible applies -- which is often much higher than your standard deductible. If the damage was caused by the storm's wind (not the named storm itself), a different deductible may apply. Your contractor can help determine the appropriate cause of loss. For more detail, see our all-perils vs. named storm deductible guide
5. Request Overhead and Profit (O&P) if it is missing. O&P is a standard 20% markup that compensates the general contractor for managing the project. Many adjusters omit it from initial estimates. If your project involves multiple trades or any complexity beyond a simple re-roof, O&P should be included
6. File supplements for hidden damage. Do not absorb the cost of rotted decking, additional flashing, or code upgrades that were not visible during the initial inspection. These are legitimate supplemental items that your insurance should cover
7. Understand and claim law and ordinance coverage. If your policy includes it and your roof replacement triggers code upgrades, submit these costs separately. They are covered but rarely offered proactively
8. Do not let your recoverable depreciation expire. If you have an RCV policy, complete repairs and submit proof of completion within the policy's deadline. That depreciation holdback is your money -- do not leave it on the table
9. Get weather data for your area. The NOAA Storm Events Database and local weather service records can prove that a weather event occurred in your area on a specific date. This evidence supports your claim and undermines "wear and tear" arguments
10. Keep your own claims file. Maintain a folder (physical or digital) with every document related to your claim: photos, correspondence, estimates, reports, invoices, checks, and notes from phone calls. Organization is evidence
11. Do not sign an Assignment of Benefits (AOB) without understanding it. An AOB transfers your insurance benefits to your contractor, giving them the right to deal directly with your insurer and receive payment. While sometimes appropriate, it can also limit your control over the claim process. Read it carefully and understand what you are giving up
12. Know when to escalate. If your adjuster is unresponsive, if the claim is stalled, or if you feel the insurer is acting in bad faith -- do not just wait. Escalate to a supervisor, invoke the appraisal clause, file a DOI complaint, or consult a public adjuster or attorney. Waiting rarely improves the situation

These strategies are not about gaming the system or getting money you are not entitled to. They are about ensuring you receive the full amount your policy provides for legitimate storm damage. Insurance companies have professional adjusters working for their interests. You deserve someone working for yours.

If you are dealing with a roof insurance claim and want a professional in your corner, call (843) 877-5539 for a free inspection and claim consultation. We have helped thousands of homeowners navigate this process, and we can help you too.

These are the questions homeowners ask most often about getting insurance to pay for a roof replacement. Each answer draws on our 15 years of experience managing insurance claims.