Oh my. ImeNt $20,000 -25,000
The insurance company may be more concerned about the flammability of cedar shingles than the potential for leaks and other typical roof issues. For homeowner insurance, fire is a small percentage of claims (about 5%), but the largest dollar amount of losses (about 48%). https://www.iii.org/fact-statistic/facts-statistics-homeowners-and-renters-insurance
We had very minor roof damage after Super Storm Sandy. A few tabs of a few shingles off. Contact insurance company and since they weren’t able find same shingles to repair( 26 yr old roof), they replaced entire roof. $ 17,000 for 3000sf colonial. Didn’t call insurance co until 4 months after damage .
Because it was declared a disaster in our state, it didn’t count as a claim according to the insurance company.
Didn’t count as a claim? I would check with your state’s insurance commissioner. Usually if it’s a “named storm” they will deduct 2% of what they will pay. It may be that they thought you were only eligible for repair, not total replacement.
I can’t believe these prices! There must be regional differences. My roof was $14K only 4 years ago and we have a hipped roof, an old terra cotta ridge beam that they removed and replaced, a weird false front that they had to go behind with metal sheeting, and they also added a few chef’s hat shaped whirling attic vents. 3000+ square foot, narrow 2-story house with no way to fit a dumpster anywhere but on the narrow street front. Contractors hate that!
UCB - don’t be obtuse. Flammability is not related to the age of the roof, which precisely is what they were concerned about. Cedar shake roofs are very common in the PNW. The major concern here is WATER DAMAGE due to leaky roofs and mold… so age and structural integrity matters.
It can be the sq footage of the roof area, not the house below. Mine’s steep. A friend who manages contracting for one of the the state offices claims he can recommend a trusty roofer, when the time comes.
When we changed insurers, maybe two years ago, they did make a fuss about the age of the roof, made me take lots of photos for their underwriter. I thought part of the issue ws the older the roof, the more susceptible to damage.
Yes, it can all vary by state. There are insurers who won’t take on my area because of the number of historical homes. I got a better deal than we had by going through the university.
Our insurer made us get a new roof. The old one was intact but was about 50 years old, made of asbestos composite shingles of some sort. At least they didn’t ask us to take down any trees.
State Farm, midwest, new roof 6 years ago from hail damage, hip roof with architectural shingles covering 2600 square foot single level home/garage $12k.