Does a Home Warranty Cover a Roof?
One commenter in r/homeowners wrote:
"We chose not to renew our warranty. I read the fine print and there are so many things they don't cover!"
Usually not. A home warranty is a service contract that pays to fix or replace appliances and systems that wear out1, and warranties generally do not cover more expensive repairs such as roofs2. A plan covers certain items in your home, and your own contract's list says which, so check it before you file. Water coming in does not have to wait for that answer: you can limit it today.
Quick answer:
- Search your contract's list of covered items for the word "roof" before you file a request.
- Put a bucket under any drip, move belongings away and photograph the damage with the date.
- Ask the warranty company in writing whether the roof is on its list and whether an earlier leak counts against you.
- Call a roofer you choose to look at the roof if the leak is active or the company's answer is slow.
Reading the list and limiting the water are both in your hands today, whatever the company decides.
Which pays for what: warranty, insurance or roofer's warranty?
The word "warranty" covers three different promises, and each pays for a different job.
| What it is | What it is for | Typical examples |
|---|---|---|
| Home warranty (service contract) | Normal wear on built-in appliances and systems | Dishwashers, ovens, wiring, plumbing, heating and cooling1 |
| Homeowners insurance | Sudden events | Fire, wind, hail, theft1 |
| Roof manufacturer's or roofer's warranty | Defects in the roofing material (manufacturer) or in the installation (roofer)3 | A shingle that fails early; a seam that was installed badly |
Match the cause to the promise. A leak soon after a new roof points to the installer's or manufacturer's warranty, so ask the roofer who installed it whether it applies. Sudden storm damage is what insurance is for. Age and wear are another matter. In Texas, an insurance company won't pay for a new roof just because it's old or worn out4. A roofer's written price is how you learn what the fix costs.
Wondering what a "lifetime" roof warranty really promises, and what voids it? What a roof warranty actually covers.
What does the fine print leave out?
Every home warranty has exclusions, the things the contract says it will not pay for, and more expensive repairs such as roofs, leaky windows and chimney repairs are generally among them2. Many buyers only discover a plan's exclusions, conditions and limitations when they file a claim5, which is why the list is worth reading before you file. As one reply in r/Roofing put it: "Check the warranty document. My car tyres have a warranty but it doesn’t cover running out of tread."
Not sure the roof is covered on your plan? If the list never names it, ask the company in writing before you count on it.
Questions to ask before you file
Settle these with the contract and the company. They are the questions a Texas regulator suggests asking before a claim6, plus one about the roof itself:
- Is the roof listed at all, or does the list name only appliances and systems?
- Would a pre-existing condition, a problem that was there before the contract began, void coverage?
- Is there a fee for service calls, the charge you pay each time a technician comes?
- Who decides which company makes repairs, and how fast will they be made?
- Do you have your photos and a note of when the leak began, ready to send?
Ask the company to put the roof and pre-existing answers in writing. You can send this:
Please tell me in writing whether my roof is on the list of covered items, and whether a leak that started before my contract began counts as a pre-existing condition. Please also tell me the service-call fee and who chooses the repair company.
If the company won't put this in writing, that is an answer too: plan the repair around it.
If the plan leaves the roof out, how does insurance treat a roof leak? Will insurance pay for a roof leak.
Steps while you wait on the warranty company
- Limit the water from inside. Bucket under the drip, belongings moved, photos with the date. Dry water-damaged areas and items within 24 to 48 hours7 to prevent mold. A temporary cover of boards, tarps or plastic sheeting can limit water coming through a hole8. Leave the roof to a roofer you choose.
- Read the list and send the questions above. You will know whether the plan applies before anyone is hired.
- If the leak is active or the answer is slow, get a roofer. A delay can cost you money or hardship2 and may lead you to find your own contractor and pay out of pocket. Check who picks the contractor under your contract, then ask the roofer to show you a photo of each problem found.
If the roofer can't come today, keep catching and drying the water, use only temporary fixes, keep the receipts, and look again from the ground and the attic after the next rain.
Not sure the leak is from the roof and not a pipe? Who to call for a roof leak.
Quick questions
What do roof warranties usually cover? A manufacturer's roof warranty generally covers defects in the roof covering material, for periods from 20 years to a lifetime3. Ask the roofer what one r/Roofing reply did: "How long is the workmanship warranty on the roof?"
If a storm caused the damage, can homeowners insurance pay instead? That is the insurer's decision, not something a page can tell you. Before you call, ask whether the damage is covered, how long you have to file a claim and whether the claim will exceed your deductible9, the amount you pay before the insurer pays.
What is the 25% rule for roofing? It is a building-code rule10, not a term of a warranty or a policy. In Florida, no more than 25 percent of a roof or roof section can be repaired, replaced or recovered in a 12-month period10 unless the whole system or section is replaced to meet the code. Ask the roofer whether it applies to your repair, and your local building department whether a similar rule applies where you live.
How do I know if a roof quote is too high? The total alone can't tell you. Ask each roofer for a written quote that lists every item, so you can see what the price is made of.
Sources
2. Office of the Attorney General for the District of Columbia, Consumer Alert: Home Warranties
3. National Roofing Contractors Association, Resources (Roofing Guidelines FAQ)
4. Texas Department of Insurance, Insurance and your roof
5. California Department of Insurance, Home Protection Contracts
6. Texas Department of Licensing and Regulation, Residential Service Companies (Home Warranties)
7. U.S. Environmental Protection Agency, A Brief Guide to Mold, Moisture and Your Home
8. University of Wisconsin-Extension, Assessing and Repairing Leaky Roofs
9. Insurance Information Institute, How to file a homeowners claim
10. Florida Building Commission, DS 2021-007 Staff Analysis
Found an error on this page? Email [email protected].