Does home insurance cover roof repairs?

When you’re dealing with a leaking roof or damaged tiles, one of the first questions that comes to mind is whether your home insurance will cover the repair costs. The answer isn’t always straightforward, and it depends on several factors including what caused the damage, your policy type, and how well you’ve maintained your roof.

Most home insurance policies will cover roof repairs if the damage was caused by sudden and unexpected events like storms, fires, or vandalism. However, they typically won’t pay for repairs needed due to general wear and tear, poor maintenance, or gradual deterioration over time.

Key Takeaways

• Insurance policies typically provide coverage when roof leaks result from sudden, unexpected incidents such as storm damage or trees falling onto the property.
• To secure an insurance settlement, homeowners must typically demonstrate that the damage occurred due to a specific weather event or provide documentation showing the roof was properly maintained and in sound condition prior to the leak occurring.
• According to Checkatrade’s 2025 data, homeowners in the UK can expect to pay around £7,000 on average for a complete roof replacement, though pricing typically varies significantly between £120 and £275 per square metre depending on various factors.

Does Home Insurance Cover Roof Leaks?

The short answer is: it depends on what caused the leak. Insurance companies look at the root cause of the problem when deciding whether to pay out on a claim.

Your insurance will likely cover roof leaks if they’re caused by:

• Storm damage or high winds that lifted tiles or damaged the roof structure
• Fire damage
• Vandalism or malicious damage
• Fallen trees or branches
• Impact from aircraft or vehicles
• Theft of roof materials

However, your insurance probably won’t cover leaks caused by:

• Old age and general wear and tear
• Poor maintenance over time
• Gradual deterioration of materials
• Faulty workmanship from previous repairs
• Pre-existing damage that you knew about but didn’t fix

The key word here is “sudden and unforeseen.” If water has been slowly seeping through your roof for months or years, causing gradual damage, this won’t be covered. But if a storm rips off several tiles overnight and rain pours in, that’s typically covered.

Does Home Insurance Cover Damage to Contents Caused by Roof Leaks?

If your roof leak damages your belongings inside the house, whether this is covered depends on your policy and what caused the leak in the first place.

Most standard home insurance policies include contents cover, which protects your furniture, electronics, clothes, and other personal items. If a covered roof leak damages these items, your contents insurance should pay for repairs or replacements.

For example, if storm damage causes your roof to leak and water damages your sofa, TV, or carpet, your contents insurance should cover these items. However, if the leak was caused by poor maintenance and your insurer refuses the roof claim, they’ll likely also refuse to pay for damaged contents.

It’s worth noting that some policies have specific exclusions for gradual damage to contents. This means even if some water damage is covered, items that have been slowly damaged over time might not be included.

Does Home Insurance Cover Leaking Roofs if I Live in a Flat?

Living in a flat makes roof insurance more complicated because you don’t own the roof directly. The building’s roof is usually covered by the freeholder’s or management company’s insurance, not your individual policy.

If You’re Renting

As a tenant, you’re not responsible for roof repairs. Your landlord should have buildings insurance that covers the roof structure. Your contents insurance will cover your belongings if they’re damaged by a roof leak, assuming the leak qualifies for coverage.

If your landlord’s insurance doesn’t cover the roof damage (perhaps because it’s due to poor maintenance), you might be able to claim compensation from your landlord for damaged belongings. However, this can be a complex legal situation.

If You’re the Homeowner

If you own a flat (leasehold), the situation depends on your lease agreement. Typically:

• The freeholder’s buildings insurance covers the main roof structure
• Your home insurance covers the interior of your flat
• Service charges often include a contribution to the building’s insurance

You should check your lease to understand exactly what you’re responsible for. Some leases make leaseholders responsible for internal repairs caused by roof leaks, even if they don’t own the roof itself.

When Are Insurers Likely to Pay Out on a Roof Damage Claim?

Insurance companies are more likely to approve your roof damage claim in these situations:

Recent Storm Activity: If there’s been a recent storm in your area and you can show the damage happened during or shortly after the bad weather, this strengthens your claim significantly.

Sudden Damage: When you can prove the damage happened quickly rather than developing over time. Photos showing the damage immediately after it occurred can be very helpful.

Well-Maintained Roof: If you can show you’ve kept your roof in good condition with regular maintenance, insurers are more likely to believe the damage was caused by an external event rather than neglect.

Professional Assessment: Having a qualified roofer inspect the damage and provide a report explaining what caused it can support your claim.

Prompt Reporting: Reporting the damage as soon as you discover it shows you’re not trying to claim for old damage.

Clear Cause: When there’s an obvious external cause like a fallen tree, fire damage, or visible storm damage, claims are usually processed more smoothly.

When Are Insurers Likely to Refuse Roof Damage Claims?

Unfortunately, roof damage claims are often refused. Common reasons include:

Age-Related Wear: If your roof is old and the damage appears to be due to materials breaking down over time, this won’t be covered. Most roofs last 20-50 years depending on materials, and insurers know when damage is likely due to age.

Poor Maintenance: If you haven’t maintained your roof properly – for example, if gutters are blocked, tiles are loose, or previous repairs were done poorly – insurers may refuse claims.

Pre-Existing Problems: If the insurer can show the damage existed before your policy started, or that you knew about problems but didn’t report them, your claim will be refused.

Gradual Damage: Water damage that’s built up slowly over months or years won’t be covered, even if you’ve only just noticed it.

Excluded Perils: Some policies exclude certain types of damage. Flood damage, for example, often requires separate flood insurance.

Inadequate Evidence: If you can’t prove when or how the damage occurred, insurers may refuse the claim.

How to Find a Roof Leak?

Finding the source of a roof leak can be tricky because water often travels along beams and other structures before dripping down into your living space. The leak in your ceiling might be coming from a completely different part of your roof.

Check Your Loft: If you have access to your loft or attic space, this is the best place to start. Look for:

• Wet or damp insulation
• Water stains on wooden beams
• Daylight coming through gaps
• Dripping sounds during rain

External Inspection: From the ground, look for:

• Missing, cracked, or loose tiles
• Damaged guttering
• Problems around chimneys or roof windows
• Moss or vegetation growing on the roof (this can indicate moisture problems)

Inside Your Home: Check for:

• Water stains on ceilings or walls
• Damp or musty smells
• Peeling paint or wallpaper
• Mold growth

During Rain: If it’s safe to do so, check your roof area during light rain to see where water is entering. Never go on a roof during heavy rain or storms.

If you can’t find the source yourself, it’s worth paying for a professional roof inspection. This typically costs £200-500 but can save you thousands if it helps you locate and fix a problem early.

How Do You Prevent Roof Leaks?

Prevention is always better than cure when it comes to roof problems. Regular maintenance can help you avoid expensive repairs and insurance claims.

Annual Inspections: Have your roof professionally inspected at least once a year, ideally in autumn before winter weather arrives.

Clear Gutters: Blocked gutters cause water to overflow and can damage roof edges. Clean them at least twice a year, more if you have overhanging trees.

Trim Trees: Overhanging branches can damage your roof during storms and dump leaves that block gutters. Keep trees trimmed back from your roof.

Replace Damaged Tiles: Don’t wait if you notice loose, cracked, or missing tiles. Replacing a few tiles costs much less than repairing water damage later.

Check Flashing: The metal strips around chimneys, roof windows, and where different roof sections meet are common leak points. Have these checked and resealed regularly.

Maintain Roof Windows: Check seals around roof windows and skylights annually. Replace worn seals before they start leaking.

Remove Moss: While a small amount of moss is normal, heavy moss growth can lift tiles and block drainage. Have it professionally removed if it becomes excessive.

Types of Roof Repairs

Different types of roof damage require different repair approaches. Understanding these can help you communicate better with contractors and insurers.

Broken or Missing Tiles

This is one of the most common roof problems, especially after storms. Individual tiles can crack due to age, impact, or frost damage. Missing tiles are often caused by high winds or poor installation.

Repair typically involves replacing the damaged tiles with matching ones. This is usually straightforward unless your tiles are old or unusual – in which case finding matches can be expensive.

Cost: £100-300 for a few tiles, but can be much more if you need special tiles or extensive access equipment.

Asphalt Shingles

Popular in some areas, asphalt shingles can crack, curl, or blow off in bad weather. They’re generally easier and cheaper to replace than clay or slate tiles.

Shingle repairs often involve replacing sections rather than individual pieces. The main challenge is matching the color and style, especially if your roof is several years old.

Cost: £200-600 for minor repairs, depending on the extent of damage.

Damaged Slate or Metal Tiles

Slate is durable but expensive to replace when damaged. Individual slate tiles can crack or slip out of position. Metal tiles can dent or come loose at the fixings.

Both materials require specialist knowledge to repair properly. DIY repairs are not recommended as they often make problems worse.

Cost: £300-800 for minor slate repairs, potentially much more for extensive damage.

Damaged Flashings

Flashing is the metal (usually lead or zinc) used to seal joints where your roof meets walls, chimneys, or other roof sections. When flashing fails, it often causes significant leaks.

Flashing repairs might involve resealing with mastic, replacing sections of metal, or completely renewing the flashing around chimneys or roof windows.

Cost: £200-600 for minor flashing repairs, £500-1500 for major work around chimneys.

Sealing Cracks, Gaps, or Leaks

Small cracks in tiles, gaps around roof fittings, or minor leaks can often be sealed with appropriate materials. However, this should only be a temporary solution – proper repairs are usually needed eventually.

Common sealing materials include roof sealants, lead tape, and specialized mastics. The key is using the right material for the job and preparing surfaces properly.

Cost: £50-200 for minor sealing work, but remember this is often just a temporary fix.

Roof Felt Repairs

Under your tiles, there’s usually a layer of roofing felt (or membrane) that provides backup waterproofing. This can tear or deteriorate over time.

Felt repairs usually require lifting tiles to access the damaged area, patching or replacing sections of felt, then reinstalling tiles. This is specialist work that requires proper tools and experience.

Cost: £300-800 depending on the area that needs repair and accessibility.

Fascia and Soffit Repairs

The fascia board runs along the roof edge and supports your guttering. Soffits are the boards under the roof overhang. Both can rot or become damaged, affecting your roof’s weather protection.

Repairs might involve treating rot, replacing sections of board, or painting to protect against future weather damage. This work often requires scaffolding or specialist access equipment.

Cost: £400-1200 depending on the extent of damage and access requirements.

Sagging Roof Repairs

A sagging roof is a serious structural problem that needs immediate professional attention. It can be caused by overloading, water damage to supports, or structural failure.

This type of repair almost always requires building control approval and structural engineering input. It’s not covered by standard building repairs and often involves significant work to roof supports.

Cost: £2000-10000+ depending on the extent of structural work needed.

How Much Does a New Roof Cost in the UK?

If repairs aren’t viable, you might need a complete roof replacement. Costs vary enormously depending on size, materials, and access difficulties.

According to Checkatrade’s 2025 data, homeowners in the UK can expect to pay around £7,000 on average for a complete roof replacement, though pricing typically varies significantly between £120 and £275 per square metre depending on various factors.

These prices include materials, labor, and scaffolding but exclude any structural work that might be needed. Always get multiple quotes and check that contractors are properly insured and certified.

Insurance rarely covers full roof replacement unless there’s been catastrophic damage from a covered peril like fire or severe storm damage.

What Should I Do if My Roof is Leaking?

If you discover your roof is leaking, quick action can minimize damage and improve your chances of a successful insurance claim.

Immediate Steps:

1. Move belongings away from the leak area
2. Place buckets or containers to catch dripping water
3. If water is pooling in your ceiling, carefully pierce the lowest point to let it drain (this prevents ceiling collapse)
4. Turn off electricity to affected areas if water is near electrical fittings

Document Everything:

• Take photos of the damage inside and outside
• Note the date and time you discovered the leak
• Keep records of any emergency measures you take
• Save receipts for any emergency repairs or equipment

Get Professional Help:

• Contact a qualified roofer for emergency repairs if needed
• Don’t attempt roof repairs yourself – it’s dangerous and might invalidate insurance
• Get a professional assessment of what caused the damage

Contact Your Insurer:

• Report the claim as soon as possible
• Provide all documentation and photos
• Be honest about when you first noticed the problem
• Follow their guidance about temporary repairs

How Do You File a Claim for a Damaged Roof?

Filing a successful roof damage claim requires careful preparation and prompt action.

Step 1: Review Your Policy Before calling your insurer, review your policy documents to understand:

• What types of damage are covered
• Your excess amount
• Any specific requirements for roof claims
• Time limits for reporting claims

Step 2: Gather Evidence Collect all relevant information:

• Photos of damage (inside and outside)
• Weather reports showing storms or adverse conditions
• Professional assessments or quotes
• Records of roof maintenance you’ve carried out
• Details of when you first noticed the damage

Step 3: Contact Your Insurer Most insurers have 24-hour claim reporting lines. When you call:

• Have your policy number ready
• Explain clearly what happened and when
• Mention any emergency action you’ve taken
• Ask about approved contractors if you need emergency repairs

Step 4: Professional Assessment Your insurer will usually arrange for a loss adjuster or surveyor to inspect the damage. Be present during this inspection if possible and:

• Point out all areas of damage
• Explain what happened from your perspective
• Provide any evidence you’ve gathered
• Ask questions about the process and timeline

Step 5: Get Quotes You may need to obtain repair quotes from approved contractors. Make sure quotes include:

• Full scope of work needed
• Materials and labor costs broken down
• Timeline for completion
• Any access equipment required

Step 6: Follow Up Stay in regular contact with your insurer and:

Does Home Insurance Cover Burst Pipes and Water Damage?

While this article focuses on roof damage, it’s worth understanding how burst pipe coverage relates to roof leaks, as water damage claims often overlap.

Most home insurance policies cover burst pipes and the resulting water damage, provided the burst was sudden and unexpected. This includes damage to your home’s structure and contents.

However, similar exclusions apply:

• Gradual leaks aren’t covered
• Poor maintenance can void coverage
• Frozen pipes might not be covered if you didn’t take reasonable precautions
• Some policies exclude escape of water entirely

If you have both roof damage and pipe problems, these might be separate claims with different outcomes.

What Does Home Insurance Cover?

Understanding general home insurance coverage helps put roof damage in context. Standard policies typically include:

Buildings Insurance covers:

• Main structure of your home
• Permanent fixtures and fittings
• Garages and outbuildings
• Boundary walls and fences

Contents Insurance covers:

• Furniture and furnishings
• Personal belongings
• Electronics and appliances
• Money and valuables (up to limits)

Common exclusions across both types:

• Wear and tear
• Poor maintenance
• Gradual deterioration
• Some natural disasters (floods may need separate cover)
• Damage from pests

Is Home Insurance Mandatory?

Buildings insurance isn’t legally required in the UK, but it’s effectively mandatory if you have a mortgage. All mortgage lenders require buildings insurance as a condition of the loan.

Contents insurance is optional, but most people find it worthwhile to protect their belongings. Some landlords require tenants to have contents insurance.

Even if you own your home outright, buildings insurance is highly recommended. The cost of rebuilding after fire or severe damage would be financially devastating for most people.

FAQs

Q: Will my insurance cover a 20-year-old roof that’s leaking?

It depends on what caused the leak. If storm damage caused tiles to break on your 20-year-old roof, that should be covered. But if tiles are failing due to age and wear, that won’t be covered regardless of the roof’s age.

Q: How long do I have to report roof damage to my insurer?

Most policies require “prompt” reporting, which usually means as soon as reasonably possible after you discover the damage. Some policies specify time limits like 30 days, so check your policy documents.

Q: Can I choose my own contractor for roof repairs?

Many insurers have approved contractor networks, but you usually have the right to choose your own contractor. However, using non-approved contractors might affect your claim settlement or require additional documentation.

Q: What if my insurer refuses my roof damage claim?

You can appeal the decision by providing additional evidence, getting independent professional assessments, or escalating through the insurer’s complaints process. If that fails, you can contact the Financial Ombudsman Service.

Q: Should I get multiple quotes for roof repairs?

Yes, getting 2-3 quotes is advisable for significant repairs. This helps ensure fair pricing and can provide different perspectives on what work is actually needed.

Q: Does home insurance cover temporary accommodation if my roof is badly damaged?

Many policies include “alternative accommodation” cover if your home becomes uninhabitable due to insured damage. Check your policy for limits and conditions.

Q: Will making a roof claim increase my insurance premiums?

Claims can affect future premiums, but this varies by insurer and circumstances. A single storm damage claim is less likely to impact premiums than multiple claims or claims involving poor maintenance.

Q: Can I prevent roof damage claims by regular maintenance?

Regular maintenance won’t prevent all damage, but it significantly reduces risks and strengthens your position if you need to claim. Insurers view well-maintained properties more favorably.

Remember, every insurance policy is different, and individual circumstances vary greatly. This guide provides general information, but you should always check your specific policy terms and speak to your insurer about your particular situation. When in doubt, professional advice from qualified roofers, insurance brokers, or legal advisors can help you make the right decisions for your circumstances.