Insurance and storm claims
What is actually covered, what a hurricane deductible does to the maths, and how the 25% rule changes the scope of your claim.
The short answer
Roof insurance covers sudden accidental damage, typically wind or storm. It does not cover wear and tear or a roof that has reached the end of its life. Two things decide whether a claim is worth filing: your hurricane deductible, commonly 2 to 5 percent of insured value in Florida, which on a $500,000 home is $10,000 to $25,000; and whether your policy pays replacement cost or actual cash value, which depreciates an older roof. We will give you an honest assessment before you file, because a claim that lands under your deductible costs you a claim on your record for nothing.
What to do first, in order
- Stop the water. Emergency tarping before anything else. Damage that spreads after the event because it was not mitigated can be excluded.
- Photograph everything before it is touched. Wide shots of the roof, close shots of the damage, and every interior stain. Date-stamped if possible.
- Keep receipts for tarps, hotel nights and anything you spend mitigating.
- Get an independent assessment of the scope and cost before the adjuster arrives, so you are not negotiating from their number alone.
- Have your contractor on site with the adjuster. This is the step most homeowners skip and it is the one that changes outcomes.
Replacement cost versus actual cash value
This single line in your policy matters more than almost anything else. Replacement cost value pays what it costs to put a new roof on today. Actual cash value pays that figure minus depreciation for the age of the roof, which on a twenty-year-old roof can be most of it. Many Florida carriers have moved older roofs onto ACV, and plenty of homeowners only discover this after a storm. Check your declarations page now rather than later.
Where the 25% rule bites
Florida Building Code Existing Building §706.1.1 limits repair to 25 percent of a roof section in any 12-month period unless the whole system is brought to current code. SB-4D (2022, Florida Statute 553.844) exempts roofs built to the 2007 code, effective 1 March 2009, or later, so those only need the repaired portion brought to code.
The practical effect on a claim: on a pre-2009 roof, damage past a quarter of a section can convert a repair claim into a full-replacement scope. On a post-2009 roof, it usually does not. Knowing which side of that line your roof sits on before you talk to an adjuster is worth real money. The rule in full.
What we do, and what we will not do
- We document the damage properly, meet the adjuster on site, and provide a written itemised scope.
- We tell you honestly if the damage falls under your deductible and a claim is not worth filing.
- We do not waive, absorb or discount your deductible. That is illegal in Florida and any contractor offering it is telling you something about how they operate.
- We are not public adjusters and we do not negotiate your claim for you. If your claim needs that, we will say so.
What our customers say.
5.0★★★★★161 Google reviews"He was prompt, professional, and gave me an on-the-spot quote. The crew efficiently removed the old roof and installed the new one with great care, leaving everything spotless."
"Outstanding experience from start to finish. They communicated clearly throughout the process, finished on time, and left everything clean."
"SkyGuard replaced my shingle roof, including some rotten decking that was causing a leak. My roof is now in perfect condition!"
Common questions.
Will my insurance pay for a new roof?+
It depends on cause and age. Insurance covers sudden accidental damage, typically wind or storm, and does not cover wear and tear or a roof that has simply reached the end of its life. Many Florida policies have also moved to actual cash value on older roofs, which pays the depreciated value rather than replacement cost.
Should I file a claim or pay out of pocket?+
If the damage is clearly storm-related and well above your hurricane or wind deductible, a claim usually makes sense. Florida hurricane deductibles are commonly 2 to 5 percent of the insured value, which on a $500,000 home is $10,000 to $25,000, so a modest repair can fall entirely inside the deductible. We will give you an honest number before you decide.
Can you meet my adjuster?+
Yes. We will be on site with photographs and measurements when the adjuster comes, which is the single most useful thing a contractor can do for a claim. Documentation taken before anyone touches the roof matters most.
What if the insurer only approves a repair?+
That is where the 25% rule becomes relevant. If your roof predates March 2009 and more than a quarter of a roof section is damaged, current code may require the whole section to be brought up to standard, which changes the scope. If your roof is newer, SB-4D means only the repaired portion needs to meet code.
Do you offer to waive my deductible?+
No, and you should walk away from any contractor who does. Waiving or absorbing an insurance deductible is illegal in Florida and it is a standard sign of a contractor you do not want on your roof.
Storm damage? Get it documented properly.
Free inspection with photographs and a written scope, whether or not you end up filing.