Does Homeowners Insurance Cover Roof Leaks in Savannah?

Looking for the quick answer?

Skim the TL;DR list at the top, review the cited statistics in each section, and use the FAQ near the end for fast answers that match Savannah and Coastal Georgia roofing needs.

One of the most frantic questions we hear after a heavy Savannah downpour is, "Will my insurance pay for this leak?" You see water dripping onto your dining room table, and your first instinct is to call your agent. But the answer isn't always a simple yes or no—it depends entirely on why the roof is leaking and the specific language of your policy.

The Core Concept: "Peril" vs. "Maintenance"

Insurance is designed to protect you from financial ruin caused by unforeseeable events (perils). It is not a warranty card for normal home upkeep. Understanding this distinction is the key to a successful claim in Chatham County.

The Golden Rule: Sudden & Accidental vs. Wear & Tear

Most standard homeowners insurance policies (HO-3) in Georgia cover specific "covered perils." For a roof leak to be covered, it usually must be the result of one of these specific events occurring suddenly.

Typically Covered (The "Sudden" Events)

Wind & Hail: Physical damage from a storm (shingles blown off, hail bruising).
Falling Objects: A tree limb crashing through the roof decking.
Lightning / Fire: Direct strikes causing structural damage.
Sudden Failure: If a peril creates a new opening that allows rain to enter.

Typically NOT Covered (Maintenance)

Age & Neglect: An old roof that simply failed due to time (20+ year old 3-tab shingles).
Lack of Maintenance: Leaks caused by clogged gutters, moss buildup, or critters.
Slow Leaks (Rot): Damage from a drip that has been happening for months (seepage vs burst).
Manufacturer Defects: Blistering shingles (this is a warranty issue, typically).

The "Interior Damage" Loophole

This is a nuance that surprises many Savannah homeowners. Even if your insurance insurance denies paying for the roof repair itself (because the roof was old and just wore out), they might still cover the resulting interior damage to your home.

Real World Example:

You have an old pipe boot that cracks (wear and tear). Water ruins your sheetrock ceiling and hardwood floors.

Roof Boot Repair ($400): You pay out of pocket (Maintenance item).
Interior Restoration ($4,500): Insurance pays for drying out, drywall, and painting (Resulting Sudden Damage), minus your deductible.

*Note: Check your specific policy language carefully, as some "exclusion clauses" apply to continuous seepage over 14 days.

Understanding Your Savannah Deductible

In coastal Georgia, your deductible structure might be different than inland areas. You likely have two different deductibles:

All-Other Peril (AOP) Deductible: Usually a flat rate (e.g., $1,000) for things like fire or occasional water damage.
Wind/Hail/Hurricane Deductible: Often a percentage (e.g., 2% or 5%) of your home's insured value.

Why this matters: If your home is insured for $400,000 and you have a 2% Hurricane deductible, you are responsible for the first $8,000 of damage during a named storm. If a roof replacement costs $12,000, insurance only writes a check for $4,000. Knowing your numbers helps you decide if filing a claim is even worth it.

ACV vs. RCV: The Check Amount Surprise

When you get your first check, it’s often for much less than the repair quote. Don't panic. This is usually due to Depreciation.

Actual Cash Value (ACV): What your roof is worth today (e.g., a 15-year old roof is worth very little).
Replacement Cost Value (RCV): What it costs to buy a brand new roof at today's prices.

Most modern policies pay you the ACV first. Once the work is completed and you provide a Certificate of Completion, they release the "Recoverable Depreciation" check to bridge the gap to the RCV. Warning: If you have an "ACV Only" policy (common on older roofs), that first small check is all you get.

Steps to Take When You Find a Leak

Your actions in the first 24 hours can make or break your claim.

Mitigate Further Damage (Required): Standard policies generally require you to "stop the bleeding." Place buckets, tarp the roof (safely), or call for emergency tarping. If you let water pour in for a week, they can deny the claim for negligence.
Document Everything: Take photos of water entry, damaged items (before throwing them away), and the exterior if visible.
Call a Trusted Roofer First: This is a pro tip. An insurance adjuster works for the insurance company. A roofer works for you.
Why? If you file a claim for "maintenance" issues, you get $0 payout, but you still get a "zero-pay claim" on your record, which can hike your rates. A roofer can tell you for free if you have a valid claim worth filing.

Common Denial Reasons & How to Avoid Them

"Prior Damage"

The Adjuster Says: "This damage looks old."

Your Defense: This is why annual inspections are gold. If you have a clean inspection report from 6 months ago, you can prove the damage is recent.

"Workmanship Defect"

The Adjuster Says: "The previous roofer nailed it wrong."

The Reality: Insurance covers damage, not bad work. However, some policies have clauses for damage ensuing from bad work.

FAQ: Will Filing a Claim Raise My Rates?

In Georgia, insurance companies generally cannot raise your individual rates for a single "Act of God" claim (like wind or hail) that was not your fault. However, if you file multiple claims in a short window, or if an entire zip code (like 31405 or 31411) gets hit, rates across the board may rise.

Our Advice: Save your claims for the big stuff (hail storms, hurricanes, fallen trees). Pay out of pocket for minor maintenance repairs under $1,000 to keep your claim history clean.

Unsure If You Have a Claim?

Talya Roofing offers free storm damage assessments. We’ll give you an honest, professional opinion on whether your roof damage warrants an insurance claim or if a repair is your best path forward. We can even meet your adjuster on-site to ensure they see all the damage.

Get a Free Assessment