Does home insurance cover roof leaks?

A leaking roof can cause serious damage to your home and is pricey to repair, so having protection in place is important. But does home insurance cover roof leaks? Well, this will depend on your policy first and foremost, but also the conditions in which the leak occurred.

In this guide, we’ll take a look at when home insurance should cover roof leaks and when it probably won’t. We’ll also share some tips on how to maintain your roof, and how to make a successful insurance claim should you need to.

Under what conditions are roof leaks covered?

Can I claim for a leaking roof on my house insurance? It depends!

What’s covered will vary from insurer to insurer, so it’s always best to read your policy carefully to find out what its exact terms are. But let’s look at how insurance companies would usually handle roof coverage…

When home insurance should cover roof leaks

• Sudden and accidental damage. Many home insurance policies will cover roof leaks if they’ve been caused by an unforeseen event like a fallen tree. This is known as sudden and accidental damage. Policies will usually include a list of risks that are covered. Common ones include storms, natural disasters, fires, and explosions. Or sometimes a policy will cover all risks except those specifically listed. 

If you’re wondering, “Are ceilings covered by buildings insurance?”, the answer is usually yes. Ceiling damage is typically covered if the event that caused it is included in your policy. Check your policy’s fine print to make sure. 

• Emergencies. If your roof has suffered serious damage and is making your home unsafe to live in, home emergency cover would usually protect you with things like urgent assistance and temporary accommodation. 

Even if your insurer does cover your roof, that doesn’t necessarily mean they’ll pay the whole cost of repairs. It might be that they’ll only contribute towards them. And if you’re wondering how to get a new roof from insurance in the UK, be aware that it’s unlikely your insurer will pay for a whole new roof. Not unless you could prove that the damage couldn’t be sorted just with repairs, or that a new roof would cost less than repairs. 

When home insurance won’t cover roof leaks

Occasionally, home insurance policies will provide total roof cover. But most insurers have conditions for what they won’t include. 

• Wear and tear or neglect. The most common of these are general wear and tear, as well as a lack of maintenance. As a homeowner, it’s your responsibility to look after your roof and keep it in good condition. If leaks occur because you haven’t done this, your insurance company likely won’t accept your claim. 

Even if your roof has been damaged by an unexpected event out of your control, your insurer might still reject your claim. They’ll do this if they decide your roof hasn’t been maintained well enough, and that if it had been it would have withstood the unforeseen event.

And if an insurer decides the leak was caused by maintenance issues or wear and tear, they’ll likely also reject any claims you make under your contents insurance for belongings damaged by the leak. 

• Age. Another common scenario insurers probably won’t cover is older roofs, usually ones that are older than 15-20 years. At this point they’ll likely consider any leaks to fall under wear and tear, unless the damage is very impactful. Even if they will cover an older roof, they probably won’t provide as much cover as they would for a newer roof with more value.
• Type. Some types of roofs – like thatched ones – need special insurance and so wouldn’t be covered under a standard home insurance policy. 

What about roof leaks in flats, leaseholds, and rental properties?

Home insurance is more straightforward for homeowners in houses, but what about other living situations? 

Flats and leaseholds

If yours is the top flat in an apartment block, you might be wondering if you’re responsible for insuring against roof leaks. If your flat is a freehold, then damage to your roof should come under your own home insurance. 

But leaseholds are fairly common with flats and maisonettes, which makes things a bit more complicated. If someone else owns the freehold, they’ll usually be in charge of sorting buildings insurance, which would cover structural damage caused by roof leaks. Or it might be that you co-own the freehold with your neighbours, in which case you’ll all be jointly responsible for buildings insurance. 

If any of your belongings have been damaged by the leak, these would be covered under your own contents insurance. 

Rental properties

If you’re a tenant, your landlord will probably be responsible for taking out buildings insurance. That means if your roof leaks, it’s their job to take care of it and pay for repairs. 

But as with leaseholders, you need to insure your personal belongings. As long as you have contents insurance or tenants’ insurance, your things will be covered if they suffer water damage from the leak. 

How to maintain your roof

Given that neglect of your roof can cause leaks and invalidate any insurance claims you make, it’s important to maintain your roof properly. The best way to do this is to get it regularly inspected by a professional roofer. Not only will this help look after your roof, but it’ll also help you prove you’ve been maintaining it should you need to make an insurance claim.

There are also things you can do to keep it in good condition and reduce the likelihood of leaks. These include:

• Keeping the gutters clear. If these become blocked it can cause water to build up, so it’s important to clean them regularly. 
• Inspecting the roofing and loft. This is particularly key after severe weather. Look out for wear and tear, for example broken tiles, and keep your roof in good condition. This is especially important with flat roofs as they can be more prone to leaks due to their lack of drainage. Also check your loft to look for signs of damage from the inside. 

• Checking any skylights and chimneys. If you have skylight windows, keep an eye out for signs of condensation, which can drip into your home. Also make sure the seals are working properly. Chimneys are another common source of leaks, so check yours regularly and make sure any flashing is doing its job. 

• Maintaining a tidy roof. If anything starts to grow on or near your roof, remove it as soon as possible, otherwise it could start to do damage. Even plants as fragile as moss can be a problem. 

How to make a home insurance claim for roof leaks

If you discover a leak, it’s important to let your insurer know as soon as possible. This will also help you get a fully functioning roof back over your head nice and quickly.

What to do if you discover a roof leak

If your roof starts leaking, do what you can to minimise the damage. Put containers underneath the leak to collect the water, and move furniture and other items out of the way to prevent further damage to them. Some insurers will look on your claim more favourably if you did what you could to lessen the impact. 

Steps to take when making an insurance claim

1. Provide as much information as possible. The more detail you can give, the better. Tell your insurer exactly what happened and when. If you have photos or videos of the damage, including of it getting worse over time, be sure to send these over. Make a list of any belongings that have been damaged by the leak. And try to provide evidence of the unforeseen event itself, for example a news or weather report. 
2. Show evidence of regular maintenance. It’s important to prove to your insurer that the roof damage isn’t due to neglect. Hang onto any evidence you have of inspections or maintenance work, for example receipts and invoices from your roofer. 
3. Get a quote for repairs. Insurance providers will want to agree on repairs and the amount they’ll pay towards them before you get them done. Lots of roofers will provide a quote for free, so you can pass the best one onto your insurer. Having said that, if it’s an emergency and your roof requires urgent repairs, insurers will usually be understanding of this and will reimburse you in retrospect. If possible, try to provide evidence that the situation was an emergency.
4. Repair your roof and get your insurance pay out. Once you’ve agreed a way forward with your insurance company, get your roof repaired. Then send your roofer’s invoice to your insurer who’ll pay them directly for the work.

What to do if your claim is rejected

Your insurance company might decide to reject your claim, for example if it thinks you haven’t maintained your roof properly. If this happens, it’s not the end of the road as you can always ask them to reconsider. 

If they still refuse to cover the damage, or if you don’t receive a response within 8 weeks, you can pass your complaint on to the Financial Ombudsman Service. This is an independent service that’ll review your claim and settle the dispute. 

Quickfire summary

If your roof leaks due to unexpected damage, it’s likely your insurance will cover it. But if the leak is due to wear and tear or poor maintenance, your insurance probably won’t. 

Even if you don’t have buildings insurance, for example because you’re a tenant or a leaseholder, your contents insurance should still protect your belongings if they’ve been damaged by a leak. 

It’s important to take care of your roof – both to prevent leaks in the first place, and to make sure any insurance claims you make aren’t invalid. If you have to make a claim, provide your insurer with as much evidence as possible. And agree to any repairs with them first before getting the work done – unless it’s an emergency!

At Howden, our team of trusted experts can help you find a home insurance policy that’s the perfect fit for you. Find out more and get a quote today.

READ MORE HOME INSURANCE GUIDES