What Insurance Covers (and What It Does Not)
Homeowner's insurance covers sudden damage: wind tearing off shingles, hail bruising them, a tree limb punching through. It does not cover age, wear, or a roof that simply lived its 25 years. A 10-year-old roof with hail damage is a strong claim. A 28-year-old roof with hail damage is a negotiation — the insurer will argue the roof was already at the end of its life.
The Process, Step by Step
- Document fast. Photograph damage from the ground — missing shingles, dented vents and gutters, granule piles at downspouts, interior stains. Note the storm date. Do not climb on a damaged roof.
- Stop the water. Insurance expects you to prevent further damage — emergency tarping counts, and its cost is often reimbursable.
- Call a roofer before the adjuster. This is the step most homeowners skip. We inspect, document damage professionally with photos and measurements, and can meet the adjuster on-site. Adjusters respect thorough documentation — it is frequently the difference between approval and denial.
- File the claim. Note your claim number, your deductible, and whether you have ACV or replacement-cost coverage.
- Adjuster inspection. The insurer sends someone to assess. Having your roofer present keeps the scope honest.
- Scope and first payment. The first check is often ACV — actual cash value, the depreciated value of your old roof.
- Complete the work, recover depreciation. With replacement-cost coverage, you submit the final invoice after the new roof is on and get the recoverable depreciation released.
ACV vs Replacement Cost — Know Which You Have
ACV pays what your old roof was worth after depreciation — on a 20-year-old roof, that can be a fraction of replacement cost. Replacement cost pays the full cost of the new roof (you front the work, then get reimbursed). The difference is thousands of dollars. Check your policy before storm season, not after.
Common Traps
- The door-knocker. After every Baltimore hail event, out-of-state crews flood neighborhoods from Parkville to Essex. Never sign under pressure. A local company will still be here next year.
- Signing over your check. Never sign your insurance check to a contractor before work is done. Legitimate roofers do not need it.
- Accepting the first scope blindly. Adjusters miss things. You can supplement the claim with additional documented damage — this is normal and expected.
- Waiting too long. Many policies require prompt notice, often within a year of the damage. Do not sit on it.
Our insurance claim help page explains exactly how we support Baltimore homeowners through this process.