What Insurance Do I Need for Roof Repairs?
Roof damage is stressful enough. Here's what your home insurance actually covers.
- When does building insurance cover roof repairs
- When building insurance does not cover roof repairs
- When does contents insurance cover roof damage
- Does the type of roof affect your cover
- Is insurance for roof repairs worth it
- What if you rent
- How to keep your roof covered and your claim valid
- Bottom line
- Insurance for roof repairs faqs
Short answer: your roof falls under your home insurance cover, specifically your building policy, but only when damage is sudden and unexpected. Gradual deterioration and poor roof maintenance won’t get you a payout. Here’s how it all breaks down.
At a glance
- Building insurance will generally cover roof leaks if an unforeseen event caused the damage, such as a storm, fire, or falling tree
- Gradual decline is known as general wear and tear and is not covered by standard policies. Insurance is designed for sudden and unexpected events, not the natural ageing of your property
- Contents insurance can cover belongings damaged by a leaking roof, but won’t pay for the structural repairs themselves
- Insurers are more likely to give you better coverage for your roof if you can prove you’ve kept it in good condition with regular maintenance
When does building insurance cover roof repairs?
Building insurance is a crucial safeguard against unexpected and costly repairs or damages that may occur to your property, including your roof. In the UK, building insurance covers a range of structural elements, including the roof, and can help alleviate the financial burden of repairing or replacing your roof.
What’s typically covered under a standard building policy:
- Storm and severe weather damage: If high winds blow some tiles off your roof, you could claim back repair costs through your building insurance. This also applies to heavy rain, severe hail, and snow
- Falling trees and debris: Building insurance can also cover accidental damage to your home’s structure, including the roof. For example, if a tree falls on your roof, your building insurance may cover the cost of repairing the damage
- Fire and vandalism: If someone intentionally damages your home’s structure, including the roof, building insurance may cover the cost of repairing the damage
- Subsidence: Some policies offer subsidence cover if the roof damage is linked to ground movement. A surveyor’s report is often required for such claims
- Accidental damage (add-on only): Understanding the difference between accidental damage cover, storm damage cover, and home emergency cover is crucial to avoid costly surprises
Your insurer may only pay for partial repairs or they may cover the entire cost once you’ve paid your insurance excess. Check your policy documents to be certain what you’re covered for.
When building insurance does not cover roof repairs
This is where many claims fall apart. Your home insurance policy probably won’t pay out if the leak results from a lack of maintenance or failure to repair existing damage such as broken or cracked roof tiles.
Common reasons a claim gets rejected:
- General wear and tear: Over time, tiles slip, flashing corrodes, and roof timbers can rot. This slow decline is known as wear and tear and is not covered by standard policies. This counts as the natural ageing of your home, not an insured event
- Poor roof maintenance and upkeep: If bad upkeep causes the damage, your insurer might not pay. Or, if your roof was already in a poor state, they could refuse
- Pre-existing damage: If you knew there were damaged tiles or a sagging roof structure when you bought the property, the insurer will not pay for roof repairs
- Age of the roof: You should see if there is a clause about the age of your roof, as any damage to a roof more than 10 years old might be considered wear and tear
Roof damage is one area where disputes are especially common, with many claims rejected because of poor maintenance, gradual deterioration, or unclear policy wording.
When does contents insurance cover roof damage?
Contents insurance does not cover structural repairs, but may cover interior damage caused by water leaking from your roof. It works best when paired with building insurance or combined building and contents insurance.
So if a leaking roof lets water pour in after a storm, ruining your sofa, TV, or wardrobe, that’s where your contents cover steps in. A scenario where your claim would likely be successful is if water from a roof leak soaked through and damaged your sofa. This would typically be covered by contents insurance, either as part of a combined policy or on its own.
Your home contents insurance, either as a standalone policy or combined with your building insurance, should cover any water damage caused by roof leaks. But, like building insurance, it depends whether it was an unforeseen event.
Does the type of roof affect your cover?
Yes, quite a lot. The roofing material and construction of your home can affect both your premiums and what you’re able to claim, so it’s worth knowing where yours sits.
Standard roofs (slate or tile)
Most UK homes have a brick or stone build with a slate or tile roof. These are the most straightforward to insure, with a median price of £225 for combined buildings and contents insurance.
Flat roofs
Repairs cost more than a standard pitched roof, and flat roofs are more prone to pooling water and leaks. Some insurers may charge higher premiums or add restrictions to your policy.
Skylights and glass elements
Glass and metal are considered non-standard roofing materials and can push your buildings insurance cost up. If you have a conservatory or skylights, check your policy documents to make sure they’re included.
Thatched roofs
Higher maintenance, pest risk, and faster fire spread make thatched roofs more expensive to insure. You may need a specialist policy.
Non-standard roofing materials
Anything outside the norm, including shingles, common in older and period homes, is viewed as higher risk by most insurers and will likely increase your premium.
Is insurance for roof repairs worth it?
Here’s a sense of what roof repairs can actually cost, and what the right cover could save you:
| Type of repair | Typical cost | Approximate excess | Potential saving |
|---|---|---|---|
| Replace missing tiles (storm damage) | £200 to £1,000 | £100 to £250 | Up to £750 |
| Flat roof repair | £500 to £3,000 | £100 to £250 | Up to £2,750 |
| Chimney stack repair | £500 to £2,500 | £100 to £250 | Up to £2,250 |
| Partial roof replacement | £2,000 to £7,000 | £150 to £500 | Up to £6,500 |
| Full roof replacement | £5,000 to £15,000+ | £250 to £500 | Up to £14,500 |
To put it in real terms:
Say a storm rolls through and tears tiles from your pitched roof, letting water into your loft and damaging the ceiling below. A partial repair could set you back £2,000 to £7,000 once you factor in scaffolding, materials, and labour. With the right building cover, you’d normally pay just your excess, and walk away with the cost of repairs largely covered. That’s a potential saving of over £6,000 from one claim.
Always weigh the repair cost against the likely impact on your premium before picking up the phone.
What if you rent?
If you’re a tenant, the split is straightforward. It’s your landlord’s responsibility to maintain the property, carry out repairs, and take out building insurance. You won’t need to claim for the roof damage itself, as your landlord should cover this and provide you with alternative accommodation if you need to move out while the repairs take place.
As a tenant, it’s a good idea to have contents insurance to protect your belongings in case the leak damages them. Your landlord’s insurance won’t cover your personal items, so contents insurance can help protect things like furniture and electronics.
If you own a flat, things get more nuanced. If you’re a leaseholder, you’ll find details of who is responsible for building insurance and repairs in your lease. Typically, it’s the freeholder’s responsibility to look after and maintain the building, including the roof, and take out building cover.
| Your situation | Who handles roof repairs? | What do you need? |
|---|---|---|
| Homeowner | You | Building insurance |
| Tenant (renting) | Landlord | Contents insurance only |
| Leaseholder (flat) | Usually the freeholder | Check your lease |
| Freeholder (flat) | You | Building insurance |
How to keep your roof covered and your claim valid
Stay on top of roof maintenance. It’s not just good housekeeping; it can be the difference between a successful claim and a rejected one.
- Inspect your roof and loft regularly and deal with issues before they grow. Annual check-ups help show your roof was in good condition before any damage occurred
- Set aside a small rainy day fund for minor repairs that fall below your excess, so small issues never become big ones
- If you’re not sure where a leak is coming from, call a professional roofer rather than attempting a DIY fix that could void your cover
- Check your policy documents for any maintenance conditions, especially if you have a flat or thatched roof
If damage does happen, act fast:
- Contact your insurer, document the damage with photos, and prevent further water ingress where you can
- Get a written estimate from a roofing contractor before any work starts, and keep all receipts. A detailed report from your roofer will strengthen your insurance claim
- Don’t go ahead with re-roofing until your insurer has approved it, unless it’s an emergency
- Compare quotes from at least two or three roofing contractors. Word of mouth is a good starting point, or check Checkatrade for vetted tradespeople
Bottom line
Roof damage is stressful, but knowing what your home insurance policy does and doesn’t cover makes all the difference. Keep on top of roof maintenance, document everything, and read your policy documents carefully so you’re not caught out when you need to make a claim. If you’re still figuring out the right cover, Lemonade’s home insurance is worth a look. Clear cover, no faff.
Insurance for roof repairs FAQs
Does building insurance cover roof repairs?
Yes, in most cases, but it depends on the cause. Most standard building insurance policies will cover roof repairs when a specific, sudden event causes the damage. Gradual general wear and tear and poor upkeep are not covered. Always check your policy documents to confirm.
Does home insurance cover a leaking roof?
Home insurance typically covers roof leaks caused by unexpected events like storms, falling trees, or heavy rain. However, damage from wear and tear or poor maintenance is usually excluded, making it the homeowner’s responsibility to keep the roof in good condition.
How do I make a successful claim for roof repairs?
Finding the source of a leak in your roof is a crucial step in getting it fixed and making a successful claim. Document everything with photos, get a quote from a reputable roofer, and contact your insurer before any non-emergency work begins.
Does my type of roof affect my home insurance policy?
Yes. Roof repair prices vary by roof type, access and scaffolding, extent of water ingress, roofing material matching, and any listed building requirements. Flat roofs, thatched roofs, shingles, and non-standard materials like glass all tend to increase your premiums and may require specialist cover.
Is accidental damage cover included as standard in my home insurance policy?
Rarely. Accidental damage is usually an optional add-on for both building and contents policies. Without it, you’re covered for storm, fire, and other listed events, but not accidents like a tile cracked during DIY or damage caused by a roofer working on your property. Always check your policy documents before assuming you’re covered.
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