Why roof leaks are not always covered by insurance

A leaking roof can cause serious damage

Water entering through a roof can damage ceilings, walls, flooring, electrical systems, stock and business equipment.

When this happens, many property owners assume the resulting damage will automatically be covered by their insurance.

The reality is more complicated.

Insurance generally responds to insured events and accidental damage as defined by the policy. It is not designed to replace routine maintenance or pay for damage that has developed gradually over time.

The cause of the leak is therefore often more important than the fact that water entered the building.

Sudden damage and gradual deterioration are different

A roof may leak because of a sudden event, such as:

• storm damage
• hail impact
• a fallen tree or branch
• wind lifting roof sheets or tiles
• accidental impact damage

In these circumstances, the insurer will usually investigate whether an insured event caused the opening through which water entered.

A roof may also leak because of:

• blocked gutters
• deteriorated flashing
• rust or corrosion
• cracked sealant
• ageing roof materials
• poor installation
• long-term water ingress
• lack of maintenance

These issues may be treated differently under the policy.

Even where the internal water damage is considered, the cost of repairing the deteriorated roof itself may not be covered.

Maintenance remains the property owner’s responsibility

Insurance policies commonly contain exclusions or limitations relating to:

• wear and tear
• gradual deterioration
• corrosion
• defective workmanship
• poor maintenance
• pre-existing damage

This does not necessarily mean every claim involving an older roof will be declined.

It does mean the insurer will want to understand:

• what caused the water to enter
• when the damage occurred
• whether the damage was sudden or gradual
• the condition of the roof before the incident
• whether reasonable maintenance had been carried out

A clear cause-of-damage report can be important.

What evidence may be required?

Depending on the circumstances, the insurer may request:

• photographs of the roof and internal damage
• a roofer’s or builder’s report
• evidence of storm activity
• maintenance records
• invoices for previous roof repairs
• a timeline showing when the leak was first noticed
• details of any temporary repairs
• quotations for reinstatement work

A report that simply states “water entered through the roof” may not be enough.

The report should ideally explain:

• the point of entry
• the physical cause
• whether the condition appears sudden or longstanding
• whether storm or impact damage is visible
• what repairs are required

What should you do when a roof leak is discovered?

Take reasonable steps to prevent further damage, provided it is safe to do so.

This may include:

• moving stock or equipment
• containing water
• arranging temporary protection
• switching off affected electrical equipment
• photographing the damage before repairs begin
• keeping damaged materials where practical
• contacting your broker promptly

Do not delay urgent work where further damage or safety concerns exist.

However, avoid completing major permanent repairs before the insurer has had an opportunity to inspect, unless the situation requires immediate action.

Keep records of all emergency costs and communications.

How a broker can assist

A broker can help you:

• notify the claim
• identify the information the insurer is likely to require
• explain the relevant policy sections
• coordinate supporting documents
• communicate with the insurer
• follow up where further clarification is needed

The insurer remains responsible for assessing whether the claim falls within the policy terms.

A broker cannot guarantee that a claim will be accepted, but clear evidence and early communication can make the process more efficient.

The key lesson

A roof leak is not, by itself, an insured event.

The assessment usually turns on the cause of the damage.

Property owners should maintain roofs and drainage systems, document repairs and act quickly when water damage is discovered.

General information / important information

This article contains general information and does not take into account your objectives, financial situation or needs. Cover is subject to insurer acceptance and the terms, conditions, limits and exclusions of the relevant policy.