ROOF DAMAGE CLAIMS

Why roof claims get disputed

• Cause: the insurer says the damage is age or wear and tear, not wind or hail.
• Scope: the insurer pays to repair a few shingles when the roof needs replacement.
• Depreciation: on an actual cash value policy, payment is reduced for the roof’s age.
• Deductible: a hurricane or named storm deductible applies and is a percentage of the dwelling coverage.

Replacement cost or actual cash value

A replacement cost policy pays to replace the roof, often in two steps: actual cash value first, then the depreciation held back once the work is done. An actual cash value policy subtracts depreciation. Under S.C. Code § 38-75-755, your insurer must disclose at issue and at each renewal whether your coverage is replacement cost or actual cash value and any depreciation or repair-time limits. Check your declarations page.

Storm records support a roof claim

NOAA records hail and damaging wind reports by date and place. From 2015 to 2025, NOAA logged 1,809 thunderstorm wind reports and 228 hail reports in the Lowcountry counties alone. A dated report near your home is public evidence of when a storm hit. Our areas we serve pages list hail, wind and tornado reports within 10 miles of each city.

What to do

• Photograph the roof and interior leaks before temporary repairs.
• Make temporary repairs to prevent more damage and keep receipts.
• Get a written estimate from a licensed roofer.
• Ask the insurer for the adjuster’s full estimate and photos.

See also hail damage claims and denied claims.

How depreciation works on a roof claim

On a replacement cost policy, the insurer often pays in two parts. The first payment is the actual cash value: the replacement cost minus depreciation for the roof’s age and condition. The second payment, the depreciation held back, is paid after the roof is replaced and the invoice is submitted. Read your policy for the time limit to complete repairs and claim the held-back amount.

Hurricane and named storm deductibles on roof claims

If the damage came from a named storm, a separate hurricane or named storm deductible may apply. It is often a percentage of your dwelling coverage, not a flat dollar amount. For example, a 2% deductible on $300,000 of dwelling coverage is $6,000. Under S.C. Code Regs. 69-56, it applies only to storms named or identified by the National Weather Service or the National Hurricane Center.

Roof age and policy endorsements

Some policies have endorsements that pay only actual cash value for roofs over a certain age, or exclude cosmetic damage to metal roofs. Check your declarations page and endorsements before you file, so you know which rules apply.

Commercial and association roofs

Large flat and metal roofs on commercial buildings, apartments and condo associations raise their own disputes: membrane punctures, uplift, wet insulation and code-required upgrades. See commercial and industrial property and condo and HOA claims.

Timing

Report roof damage promptly. A delay lets an insurer argue that later rain, not the storm, caused interior damage. The 3-year limit to sue on the policy still applies. See claim deadlines.

Questions about a claim? Call 843-284-5790 or request a case review.

This page is general information about South Carolina law, not legal advice. Reading it does not create an attorney-client relationship. Every claim depends on its own policy and facts.