Does Buildings Insurance Cover Roof Repairs

For many homeowners, the roof is out of sight and out of mind until something goes wrong. When tiles blow off in a storm or a sudden leak stains the ceiling, the first question is often about insurance. Does buildings insurance cover roof repairs, and if so, under what circumstances? The answer depends on what caused the damage, how well the roof has been maintained, and the exact wording of your policy. This guide explains how cover usually works in the UK, what is commonly included or excluded, typical costs, and practical steps that make a successful claim more likely.

What buildings insurance is designed to cover

Buildings insurance protects the fabric of your home. That includes the roof structure, tiles or slates, felt or membrane, flashings, gutters fixed to the fabric, and the internal ceilings and plasterwork affected by an insured event. Most standard policies are peril based. They cover sudden and unforeseen events such as storm damage, fire, lightning, falling trees, impact, and in some policies accidental damage. They do not act as a maintenance contract for gradual wear.

Think of the policy as a safety net for unexpected incidents, not a pot for routine upkeep. If damage results from age, lack of maintenance, or a long term leak, cover is unlikely.

When roof repairs are usually covered

Insurers look for a clear insured cause. The most common triggers that lead to accepted roof claims are:

Storm or high winds that lift tiles, dislodge ridge pieces, or rip felt on flat roofs.
Falling trees or branches that break the covering or structure.
Lightning strikes or fire damage to the roof fabric.
Heavy hail or snow load that causes sudden breakage or collapse.
Impact, for example from a vehicle or scaffolding, where accidental damage is included.

Policies often define a storm by reference to unusually strong winds for your area. Loss adjusters may check local weather data and will also compare neighbouring roofs. If similar roofs nearby were unaffected, an insurer may argue that pre existing weakness or poor condition, rather than the storm, was to blame.

Interior damage that follows an insured roof event, such as water marks on ceilings after tiles blow off, is normally included. Contents insurance may separately cover damaged belongings, such as carpets or furniture, while buildings insurance deals with the structure.

When roof repairs are usually not covered

Wear and tear, corrosion, and gradual deterioration are excluded in standard policies. Common examples include missing mortar in an old ridge, perished flat roof coverings at the end of their life, cracked tiles that have weathered for years, or long term leaks around an ageing chimney. Vermin or bird damage is also commonly excluded. If poor workmanship caused the problem, for example a badly flashed roof window, insurers usually decline unless you have a specific cover extension for defective work, which is rare in home policies.

A frequent frustration is where a long standing small leak finally becomes obvious. If the insurer considers the leak to be gradual rather than sudden, the claim may be rejected. This is one reason why periodic checks and quick repairs are wise, especially before winter.

Accidental damage and optional extras

Some policies include accidental damage to buildings as standard, others sell it as an add on. It can help where a one off incident occurs, such as a contractor dropping a tool through a slate, or a football cracking a fragile roof light. Accidental damage does not turn into a maintenance budget. It still excludes gradual problems and poor workmanship.

Another useful extension in some policies is trace and access. This pays to locate the source of a leak. It is more commonly used for pipes within floors and walls, but a few policies extend it to difficult roof leaks. Read your wording carefully, as roof trace and access is far from universal.

Flat roofs, thatch, and other special cases

Flat roofs are often covered, but insurers may set conditions. Some ask for evidence that the covering is within an expected life span, or that it has been maintained. A felt roof beyond its reasonable life may attract a higher excess or a restriction, and claims may be scrutinised closely for signs of wear.

Thatched properties and some heritage roofs are insured on specialist policies with higher premiums and specific conditions. If your home has a thatch, lead flat roof, or an unusual covering, the policy may require certain risk management, such as chimney inspections or spark arrestors, and you should follow those requirements to keep cover intact.

Leasehold flats and shared roofs

In blocks of flats, the roof is part of the building structure and is usually insured under a block buildings policy held by the freeholder or management company. Leaseholders pay their share through service charges. If a roof leak affects your flat, report it to the managing agent so they can claim on the block policy. Your own contents policy may cover damaged belongings inside your flat. For significant roof works, lease law consultation rules may apply, but emergency make safe work is normally dealt with promptly.

What repairs actually cost

Costs vary with roof type, access, and location. Typical UK ranges are helpful when deciding whether a claim is sensible once the policy excess is considered.

Replacing a handful of broken concrete or clay tiles often costs £150 to £300.
Emergency tarpaulin or temporary make safe work commonly costs £150 to £400.
Small areas of storm damage to a pitched roof might be £400 to £1,200.
Localised flat roof patching may be £200 to £600, with larger sections £800 to £1,800.
Significant partial re roofing after a severe storm can reach £1,500 to £4,000.
A full re roof on a typical three bedroom house often sits between £6,000 and £12,000 depending on materials and scaffolding.

Excesses on buildings policies commonly fall between £100 and £350. Escape of water claims can carry higher excesses, and subsidence is usually much higher again, but those are separate perils. If your repair cost is close to the excess, you may choose to pay privately to protect any no claims discount.

How to improve your chance of a successful claim

First, make the property safe and limit further damage. Insurers expect reasonable steps to prevent worsening loss. Temporary sheeting or a tarpaulin is usually acceptable and the cost is claimable when the event is covered. Avoid authorising permanent repairs until your insurer agrees, unless there is a clear immediate risk to safety.

Second, gather clear evidence. Time stamped photos of dislodged tiles, lifted ridge pieces, or torn felt help. If a tree has fallen, photograph it before it is removed. Keep damaged items available until the insurer confirms they can be disposed of.

Third, contact your insurer quickly. Many policies require notice without delay. Describe what happened, the date and time, and any weather conditions you observed. Be factual and avoid guessing about the cause.

Fourth, obtain a roofer’s report and estimate that describes both the damage and the likely cause. Clear wording that attributes damage to a sudden event, with a method statement for the repair, supports the claim. If your insurer uses approved contractors, be prepared to let them inspect before work starts.

Finally, keep all receipts. Costs for emergency works, scaffolding, and associated repairs to ceilings or decorations can be included where the cause is insured.

What happens during a claim

For small claims the insurer may accept your evidence and approve work quickly. For larger claims they may appoint a loss adjuster to inspect. This is normal and not a sign of refusal. The adjuster will check the cause, the pre loss condition of the roof, and the scope of work proposed. They may compare supplier prices and suggest alternatives. Once agreed, the works proceed and the insurer pays the approved cost less your excess, either to you or directly to the contractor.

If the roof is left temporarily uninhabitable after an insured event, many policies provide alternative accommodation. This is more common after a major fire or impact, but it can apply where safety is compromised. Check your policy limits, as these are capped.

Common reasons for declined claims

The cause was wear, lack of maintenance, or age related failure rather than a single event.
Leaks were gradual, with long term staining or rot that predated the claimed incident.
Poor workmanship, for example failed mortar on a recently fitted ridge that was not mechanically fixed, and no accidental damage cover in place.
Pre existing damage that was not disclosed when the policy incepted or renewed, in rare cases where material facts were withheld.

If you disagree with a decision, you can complain through the insurer’s formal process. If you remain unhappy, you can take the case to the Financial Ombudsman Service, which is free for consumers.

The role of maintenance and record keeping

Regular maintenance does not just protect the roof, it also strengthens claims when a real storm hits. Sensible steps include clearing gutters twice a year, checking for missing or slipped tiles after high winds, trimming overhanging branches, and arranging small repairs promptly. Keep invoices and any inspection notes, even if informal, along with dated photos. These can show that damage was sudden and that the roof was in reasonable condition beforehand.

Practical scenarios

A winter storm lifts ten concrete tiles on a semi detached house. Water enters and stains a bedroom ceiling. The roof was otherwise in sound condition. The insurer accepts the claim, pays for retiling, scaffolding where needed, and redecorating the ceiling, less the excess.

A twenty year old felted flat roof begins to blister and crack, with intermittent drips during heavy rain. There was no particular storm. The insurer declines, citing wear and tear. The homeowner chooses to renew the covering privately and upgrades insulation to current standards at the same time.

A neighbour’s tree falls during high winds and breaks the ridge. You claim under your own policy for speed. Your insurer repairs the damage, then seeks recovery from the neighbour’s insurer. You only pay your excess in the short term, which is refunded if recovery succeeds.

Building regulations and insured reinstatement

Where insured roof repairs are significant, the work still has to meet current building standards. For example, re covering more than a quarter of a roof often triggers an insulation upgrade. Insurers usually pay to reinstate on a like for like basis that conforms to current rules. If you choose to enhance beyond what is required, for example switching from concrete tiles to natural slate, you pay the extra over the approved reinstatement cost.

Key takeaways

Buildings insurance often covers roof repairs when there is a clear insured event such as storm, impact, or fire. It does not cover gradual deterioration or routine maintenance. Good evidence, quick notification, and a clear contractor report help. Consider the policy excess and any impact on no claims discounts before deciding to claim for small jobs. Maintain the roof and keep simple records so that when bad weather strikes, you can show the damage was sudden and unforeseen.

With a bit of planning and the right expectations, insurance can take the financial sting out of genuine roof emergencies, while day to day care keeps your home weathertight year after year.