Roof Assurance Guide: Keep Your Roof Worry‑Free

In Pennsylvania, homeowners insurance is essential for protecting personal belongings, the home, and its contents. While not mandatory under state law, mortgage lenders often require homeowners insurance as a condition of the mortgage agreement. The policy covers a wide range of items and offers protection against various risks.

The roof is a home’s primary defense against the elements, and its condition and age are key factors in determining home insurance rates. Insurance companies require a thorough understanding of a roof’s condition to assess the risk and potential cost of future claims. Therefore, the age, condition, and materials of the roof play a significant role in insurance considerations.

Homeowners with roofs over 10 years old are in the “target zone” for insurance companies in Western Pennsylvania. You may receive correspondence from your insurer requiring a professional inspection, repairs, or a completely new roof. Each insurance company has different metrics for what they require, but they are all looking to reduce their risk and increase your premiums, while potentially lowering your coverage. Some insurers will offer you “preferred professionals” to conduct inspections, repairs, or complete roof replacements. An informed homeowner is an intelligent homeowner. Insurers often have contracts with roofing companies which provide payment to the insurance company or a third party to get your business. Oftentimes, these are large, national companies. Big Fish Contracting is part of the Western Pennsylvania community, and we are here to serve you with quality products, the best warranties in the business so you don’t need to go through this process again, and we also provide a seamless and painless process for you and your agent. Scan the following QR code with your phone to learn more about us. Our customer reviews, ALL local, speak for themselves.

In many cases, your home is your largest investment and/or asset. It’s vitally important that you protect that investment, and homeowner’s insurance is the best option for most homeowners. Roof insurance is an essential component of your homeowners insurance, providing financial protection and peace of mind if your roof is damaged or needs repair or replacement. Here are several reasons why roof insurance is important:

• Weather-Related Events: Roofs are constantly exposed to the elements and can suffer considerable damage from severe weather events such as storms, hail, wind, snow, or heavy rain. Roof insurance helps cover the cost of repairs or replacement when unexpected events occur.
• Falling Objects: Trees or debris can fall on a roof during storms, causing damage that requires immediate attention. Roof insurance typically covers this kind of damage, ensuring that you don’t bear the full cost of repairs.

• Supports Disaster Recovery: After a major weather event, such as a hurricane or tornado, roof insurance can help families rebuild their homes and lives. Without coverage, recovery can be slow and financially draining.

• Prevents Further Damage: A damaged roof can lead to further issues, such as leaks, water damage, mold, and structural damage to the interior of the home. Roof insurance can help homeowners repair or replace the roof quickly, preventing additional damage to your property.
• Protects Home Value: A well-maintained and protected roof is crucial for maintaining a home’s overall value. Roof insurance ensures that the roof remains in good condition, which helps protect the resale value of the home.

• Wind and Hail Damage: Many homeowners insurance policies cover wind and hail damage, two of the most common causes of roof issues. Having insurance for these specific perils ensures you’re protected from some of the most likely risks.
• Fire and Other Catastrophic Events: Roof insurance typically covers damage from fires, which can destroy substantial portions of a roof. In the event of a catastrophic event, roof insurance helps homeowners rebuild and restore their homes.

• Expensive Repairs or Replacement: Roof repairs or replacements can be costly, especially if the damage is extensive. Without insurance, you may need to pay thousands of dollars out-of-pocket for repairs or a new roof. Roof insurance helps absorb that financial burden, covering some or all the costs.
• Avoid Financial Hardship: Major roof damage can result in an unexpected expense. Roof insurance ensures that the homeowner is financially protected and avoids significant out-of-pocket expenses that could create financial hardship.

• Replacement for Older Roofs: If your roof is damaged beyond repair, insurance can help cover the cost of a full replacement. Without insurance, paying for a new roof can be expensive.
• Recoverable Depreciation: Some insurance policies (those with Replacement Cost Value coverage – discussed later) provide additional funds to replace the roof once repairs are completed, covering the full cost of a new roof, minus the deductible.

• Third-Party Damage: If part of your roof causes damage to a neighbor’s property (such as debris falling onto their home), your insurance can help cover the cost of repairs. This liability coverage ensures that you’re protected in case of damage beyond your property.

• Mandatory Coverage: Most mortgage lenders require homeowners to have insurance that includes roof coverage. This ensures that the property (which serves as collateral for the loan) is protected from significant damage. Roof insurance is a key part of meeting these insurance requirements.

• Reduces Stress After a Storm: After a storm or natural disaster, roof damage can be overwhelming. Knowing that roof insurance will cover repairs or replacement allows homeowners to focus on getting their home back in order rather than worrying about the cost.
• Emergency Repairs: Insurance often covers temporary emergency repairs to prevent further damage to the home until a full repair or replacement can be completed. This ensures homeowners don’t face additional costs while waiting for claims to be processed.

• Encourages Maintenance: Roof insurance often requires periodic inspections or maintenance, which can help homeowners stay on top of potential issues before they become major problems. A well-maintained roof is more resilient and less likely to suffer extensive damage during storms.
• Code Compliance: If you need to replace your roof, some policies cover the cost of bringing the roof up to current building codes. This is especially important in areas where building codes have changed, as it ensures that the roof is safer and more durable.

In summary, roof insurance is important because it provides essential financial protection, peace of mind, and comprehensive coverage against damage caused by weather, accidents, and other unforeseen events. Having the right insurance coverage ensures that homeowners can quickly address roof damage and maintain the integrity and value of their homes.

Homeowner insurance companies in Pennsylvania are becoming stricter on roofing and siding damage claims, especially in response to the increasing frequency of severe weather events and rising costs of repairs over the past few years.

Many insurers are now requiring professional roof inspections prior to renewing your homeowners insurance. Others require total roof replacement prior to renewal, and some are even demanding total replacement by a qualified contractor, or your policy will be canceled within a certain time period, even if your policy is not currently up for renewal.

The following are some key factors contributing to this trend.

Insurance companies in Pennsylvania are paying closer attention to the age and condition of roofs than ever before. In fact, there are large, independent companies that have sprung up that provide roof data and aerial imaging just for insurance companies. This service allows the insurance company to zero in on areas where claims have risen, or where they may not be seeing the revenue they expect. Older roofs, particularly those over 10 to 15 years old, are often subject to stricter scrutiny. Homeowners with older roofs may be required to replace or repair their roofs before renewing their policies, even if the roof is not currently leaking. This helps insurers mitigate potential future claims for damage.

Wind and hail damage are among the most common claims for roofing and siding in Pennsylvania. To manage the increased risk and cost of such claims, insurance companies are imposing higher deductibles specifically for wind and hail damage. This shift in coverage allows insurers to reduce their exposure to frequent claims related to storm and wind damage.

In cases where only part of the roof or siding is damaged, insurance companies are becoming stricter about paying for matching repairs. Some policies only cover repairs to the directly damaged area, leaving homeowners to cover the costs of matching undamaged sections. This has become a point of contention for many homeowners, particularly when color or material matches are no longer available.

Insurers are increasingly requiring regular roof inspections or maintenance documentation before agreeing to cover a claim. In some cases, homeowners are required to provide proof that the roof has been inspected or maintained, especially after a major storm. This is part of a broader trend toward encouraging proactive maintenance to reduce the likelihood of damage claims.

Insurance companies are also more frequently denying claims for roof damage that they attribute to normal wear and tear, rather than a specific covered peril like a storm. This means homeowners with older roofs or roofs in poor condition will find it harder to get claims approved unless they can prove the damage was caused by a covered event and not age.

In summary, Pennsylvania homeowners are seeing stricter policies when it comes to roofing and siding damage claims. It’s important for homeowners to stay informed about their policy details, maintain their roofs, and work closely with their insurance providers to ensure coverage aligns with their needs.

If your homeowners insurance company requires a roof inspection to remain insured, here’s what you should do:

Your insurance agent has no control over the carrier when it applies to insurance company demands or conditions for renewal or continued coverage. Your agent is on your side. They are there to represent and assist you, but they are often powerless in these situations.

Carefully read the letter or notice from your insurance company to understand why the inspection is required.
This could be due to the age of the roof, recent weather events, a recent aerial inspection, or simply as a condition of renewal.

Check the date when the inspection must be completed, and the report submitted to avoid any lapse in coverage. Often insurance carriers impose short deadlines, so you have no time to wait. The notice is not going away!

Call your insurance agent to confirm the specific requirements for the inspection. Most insurers allow you to choose your own contractor or inspector, if they are licensed by the State of Pennsylvania and are insured.

For you to respond properly, you first need to understand what the insurance carrier is demanding. Find out what the insurer is looking for in the inspection report. This could include checking for specific damage, overall condition, and compliance with local building codes.

Hire a licensed, insured, and experienced roofing contractor or roof inspector to perform the inspection. Ideally, work with someone local who is familiar with insurance inspections. It’s important to choose someone with a good reputation, as their findings will impact your insurance coverage and your rates.

This is a very serious situation. Don’t trust a “friend of a friend” or an unlicensed person to perform your inspection. Doing so will at a minimum increase your overall cost, and at worst may end up resulting in the insurer canceling your coverage. Use only roofers who are familiar with the requirements for insurance-related inspections and documentation requirements. A detailed report will need to be prepared by the inspector to meet the insurance company’s requirements.

Schedule the inspection as soon as possible to allow for repairs, if necessary, before your insurance coverage is at risk.

Before the inspection, ensure the area around the roof is free of debris, branches, or leaves that may obstruct the inspection. Be certain to have time available to point out any issues to the inspector and allow them time to ask questions. If you have any records or documentation of past repairs or maintenance, be certain to have them available for the inspector. This can help provide context and demonstrate that the roof has been well maintained.

Ask for a detailed inspection report with clear photos and descriptions of the roof’s condition. This documentation will help both you and the insurance company understand the condition of your roof.

Carefully review the inspector’s findings. If the report flags any issues, make sure you understand the scope and seriousness of the problems prior to submitting the report to the insurance carrier.

If the inspection reveals issues such as missing shingles, leaks, or structural damage, get them repaired as soon as possible. If a potential leak is identified, have the area repaired or tarped to prevent additional damage which may NOT be covered by the insurance carrier. Insurance companies may require that these repairs be made to continue coverage.

Use a licensed, reputable, and insured roofing contractor to perform any necessary repairs. We will document the inspection, repairs, or replacement thoroughly to submit to your insurance company.

Once the inspection is complete and any necessary repairs are done, we submit the inspection report to your insurance company by the deadline.
Be certain to follow their submission guidelines, including any proof of repairs or maintenance performed.

If repairs were made, we work with you and your agent to include receipts and documentation to prove that the roof is now in insurable condition.

After submitting the inspection report, follow up with your insurance agent or company to confirm they’ve received everything they require and that your coverage will continue.

After review, your insurance company will inform you whether your coverage will continue, if any conditions apply, or if they require further action be taken.

Ask for written confirmation that the roof inspection has satisfied their requirements, and your policy remains active.

Ask the insurer for a complete, written statement of their findings and the basis for their decision.

Regular roof inspections and maintenance can help prevent future issues with your insurance coverage and prolong the life of your roof. Consider scheduling annual or bi-annual inspections and maintenance to catch potential problems early and prevent larger claims later.