What Roof Repairs Are Covered by Homeowners Insurance?
After a storm damages your roof, one of the first questions you'll ask is: "Will my insurance cover this?" The answer depends on what caused the damage, your policy type, and how well you document the claim. This comprehensive guide breaks down exactly what's covered, what's not, and how to maximize your claim when damage occurs.
Written by David Karimi
Owner of WeatherShield Roofing with 18+ years experience helping South Carolina homeowners navigate roof insurance claims. We've worked with every major insurance carrier and understand exactly what they cover.
Last updated: January 12, 2026
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Covered Perils: What Insurance Will Pay For
Homeowners insurance is designed to protect against sudden, accidental damage from "covered perils." When it comes to your roof, these typically include:
Weather-Related Damage
Typically Covered Weather Events:
- ✓Wind damage - Missing shingles, lifted flashing, damaged ridge caps from high winds
- ✓Hail damage - Dents, cracks, bruises, or granule loss from hailstones
- ✓Falling objects - Tree limbs, debris, or other objects that strike your roof
- ✓Ice and snow - Ice dams causing water backup, weight damage from heavy snow
- ✓Lightning strikes - Direct damage from lightning hitting your roof
- ✓Tornadoes and hurricanes - Covered, but may have separate higher deductibles
Other Covered Perils
Beyond weather events, these perils are also typically covered:
- Fire damage - Whether from your home, a neighbor's, or wildfires
- Vandalism - Intentional damage by others
- Falling aircraft - Rare but covered
- Explosions - Gas line or other explosions causing roof damage
- Riots and civil commotion - Damage during civil unrest
Key Principle: Sudden vs. Gradual
Insurance covers sudden, accidental damage from covered perils. If damage occurs gradually over time due to wear, aging, or lack of maintenance, it's generally not covered. The line between "storm damage" and "neglected maintenance" is where many claim disputes arise.
What's NOT Covered: Maintenance vs. Damage
Understanding what insurance won't cover is just as important as knowing what it will. Here are the common exclusions that catch homeowners off guard:
Maintenance Issues (Never Covered)
These Are Your Responsibility:
- ✗Normal wear and tear - Shingles wearing out over time, fading, or curling from age
- ✗Gradual deterioration - Slow breakdown of materials, rusting, or degradation
- ✗Neglected repairs - Leaks you knew about but didn't fix, leading to further damage
- ✗Clogged gutters causing backup - Water damage from unmaintained gutters
- ✗Moss, algae, or vegetation growth - Damage from organic growth you didn't remove
Specific Exclusions
| Exclusion | Why It's Not Covered |
|---|---|
| Flood damage | Requires separate flood insurance policy (NFIP or private) |
| Earthquake damage | Requires separate earthquake endorsement or policy |
| Pest/animal damage | Considered preventable maintenance issue |
| Mold (pre-existing) | Result of ongoing moisture issue, not sudden damage |
| Cosmetic damage* | *Some policies exclude damage that doesn't affect function |
| Faulty installation | Workmanship issues are the installer's responsibility |
Watch Out: Cosmetic Damage Exclusions
Some policies in South Carolina now include "cosmetic damage exclusions" that won't cover hail damage that's visible but doesn't immediately affect roof function. If your policy has this exclusion, minor hail dents may not be covered even though they reduce your roof's lifespan. Check your policy carefully or ask your agent.
RCV vs ACV: How Payout Is Calculated
How much you receive for a covered claim depends heavily on whether your policy provides Replacement Cost Value (RCV) or Actual Cash Value (ACV) coverage:
| Coverage Type | What It Pays | Example |
|---|---|---|
| RCV (Replacement Cost) | Full cost to replace with equivalent new materials | 15-year-old roof damage: Insurance pays full replacement cost |
| ACV (Actual Cash Value) | Replacement cost minus depreciation | 15-year-old roof damage: Pays replacement cost minus 50% depreciation |
How Depreciation Works
With ACV coverage, insurance depreciates your roof based on age and expected lifespan. For a 25-year shingle that's 15 years old:
- 60% of lifespan used = 60% depreciation applied
- If replacement cost is $15,000, ACV payout is $6,000 (minus deductible)
- You pay the $9,000 difference out of pocket
RCV Policies: Recoverable Depreciation
With RCV coverage, you receive the initial payment minus depreciation, then get the "recoverable depreciation" after repairs are completed. You must complete the repairs with a licensed contractor and submit documentation to receive the full payout. Don't leave money on the table!
Storm Damage Coverage in South Carolina
Living in Myrtle Beach means dealing with hurricanes, tropical storms, and severe thunderstorms. Here's what you need to know about storm coverage in our area:
Hurricane vs. Standard Deductibles
Most South Carolina coastal policies have two different deductibles:
- Standard:Flat dollar amount (typically $1,000-$2,500) applies to regular storms, hail, and non-hurricane wind damage
- Hurricane:Percentage of home value (typically 2-5%) applies only when a hurricane watch/warning is issued by the National Weather Service
Wind vs. Flood: Critical Distinction
During hurricanes, both wind and flood damage can occur. Only wind damage is covered by your homeowners policy:
- Wind damage (covered): Shingles blown off, tree limbs falling on roof, debris impact
- Flood damage (NOT covered): Storm surge, rising water, flooding requiring separate flood policy
- Rain damage: Covered only if rain enters through wind-damaged openings in the roof
Documentation Tips to Maximize Coverage
The difference between a fully approved claim and a denial often comes down to documentation. Here's how to build a strong case:
Immediate Steps After Damage
- 1.Photo/video everything: Date-stamped photos from multiple angles, including wide shots and close-ups of damage
- 2.Document the weather event: Download weather reports, save news coverage, screenshot weather app data
- 3.Get a professional inspection: A licensed contractor's report carries weight with adjusters
- 4.File promptly: Delays make it harder to prove damage was storm-related
- 5.Keep maintenance records: Proof of regular maintenance defeats "neglect" arguments
Gray Areas: When Coverage Is Unclear
Some situations fall into gray areas where coverage may be disputed:
Pre-Existing Damage + Storm Damage
If your roof already had some issues and a storm causes additional damage, insurers may try to attribute all damage to the pre-existing condition. Having documentation of your roof's condition before the storm is crucial.
Gradual Damage Discovered After Storm
Sometimes homeowners discover long-term damage (like hidden leaks) only after a storm. If the storm didn't cause it, it likely won't be covered, even if that's when you found it.
Free Professional Roof Inspection
Unsure whether your damage is covered? We provide free storm damage inspections for Myrtle Beach homeowners. We'll document all damage and help you understand what your insurance should cover.
Schedule Free Inspection: (843) 877-5539Frequently Asked Questions
Does homeowners insurance cover roof leaks?
It depends on the cause. Roof leaks caused by covered perils like storms, hail, or falling trees are typically covered. However, leaks caused by lack of maintenance, normal wear and tear, or gradual deterioration are not covered. The key is proving the leak resulted from a sudden, accidental event.
Will insurance pay for a new roof?
Insurance may pay for a full roof replacement if the damage is extensive enough that repairs aren't feasible. This typically happens after severe storms, large hail events, or when a significant portion of the roof is damaged. The payout depends on your policy type (RCV vs ACV) and whether the damage exceeds your deductible.
What roof damage is not covered by insurance?
Common exclusions include: normal wear and tear, gradual deterioration, lack of maintenance, cosmetic damage that doesn't affect function (in some policies), damage from pests or animals, mold or rot from long-term moisture issues, and damage from excluded perils like floods or earthquakes.
How do I prove roof damage was caused by a storm?
Document the damage immediately with date-stamped photos, gather weather reports showing storm activity in your area, get statements from neighbors who also experienced damage, have a professional roofing contractor inspect and document the damage, and file your claim promptly after the storm event.
Does roof age affect insurance coverage?
Yes, roof age significantly impacts coverage. Many insurers won't cover roofs over 20 years old, or will only provide ACV (depreciated) coverage instead of full replacement cost. Some policies have roof age exclusions or require inspections for older roofs before providing coverage.
Need Help Understanding Your Coverage?
At WeatherShield Roofing, we've helped hundreds of Myrtle Beach homeowners understand their insurance coverage and file successful claims. We provide free inspections and detailed documentation to support your case.
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