Roof Leaking? What to Do, Repair or Replace, and Whether Insurance Pays

By Nelson Avila, Licensed Florida Public Adjuster (License G332385) · Florida Certified Residential Contractor · Property Insurance Appraiser & Umpire
Homeland Public Adjusters · Last reviewed: October 2026

A tarp is a temporary repair. Keep the receipt and photos of the damage under it.

Short answer: If your roof is leaking: protect the inside first, then the roof. Photograph the damage, get a tarp or temporary repair on it, and keep every receipt. Insurance usually pays for roof damage from a sudden event like wind or hail, and usually not for age or wear. A roofer can tell you what the repair costs; only your policy and the evidence decide what the insurer pays.

First steps

• Catch the water inside and move belongings; turn off power near wet lights or outlets
• Photograph the ceiling inside and, safely from the ground, the roof outside
• Get a tarp or temporary repair on the roof, and keep the invoice
• Don't let anyone tear off the roof before the damage is documented

Most homeowners policies list the same duties after a loss: protect the property from further damage, make reasonable and necessary repairs to protect it, and keep an accurate record of repair expenses. Temporary repairs are part of your job; permanent repairs can usually wait until the damage is documented.

Missing and creased shingles are what an inspection documents. Photos from the day of the storm are hard to argue with.

The owner's side of roof repairs

Repair or replace? A few missing shingles or broken tiles can usually be repaired. Widespread damage, a roof near the end of its life, or materials that can't be matched may mean replacement. Get the roofer's recommendation in writing, with photos.

What a written estimate must include. In Florida, a contractor may not give you a repair agreement for an insurance claim without a good faith estimate of the itemized and detailed cost of the work and materials (Fla. Stat. §489.147).

Storm-chaser red flags. Under the same law, a Florida contractor may not offer you a rebate, gift, cash or a waiver of your deductible to inspect your roof or file a claim, and may not interpret your policy or adjust your claim unless it also holds a public adjuster license (Fla. Stat. §489.147). Anyone offering to "cover your deductible" is a reason to walk away.

Old roof rules in Florida. Since Senate Bill 4-D (2022), a roof built or replaced to the 2007 Florida Building Code or later only needs the repaired section brought to current code. See the old 25% rule, explained. And an insurer may not refuse to issue or renew a policy solely because a roof under 15 years old is old; for an older roof, an inspection showing 5 or more years of useful life left has the same effect (Fla. Stat. §627.7011(5)).

Will insurance pay for a roof leak?

Usually when the leak comes from sudden damage, like wind lifting shingles, hail, or a falling tree, and usually not when it comes from age, wear or poor maintenance. Insurers often deny older roofs as "wear and tear"; the answer is evidence of what caused the damage and when. See wear and tear denials. Many policies also pay older roofs on a roof payment schedule or at actual cash value.

Frequently asked questions

Have damage now? Call Homeland first. Before you call anyone else, call us 24/7 at (305) 783-3777 in Florida or (732) 517-3777 in New Jersey. We document the damage, find where the water really went and present the full claim for you. Hablamos español.

This article is for general information only and is not legal or insurance advice. Statutes, regulations and policy wording change, and how they apply depends on your own policy and the facts of your claim. Homeland Public Adjusters is a public adjusting firm, not a law firm.

Still Have Questions About Your Property Insurance Claim?

Every loss and every claim has its own circumstances. Call us 24/7 to talk through yours, or request a free claim review.

Or call 24/7: (305) 783-3777 Florida · (732) 517-3777 New Jersey. Hablamos español.