Should I Replace My Roof Before Hearing Back from the Insurance Company?
I filed a claim with Liberty Mutual for wind damage to my roof in early January, and now, at the end of March, I’m still waiting for a decision. My adjuster has been unresponsive to my calls and emails.
In the meantime, my roof is in rough shape. Several roofers have assessed it, and some have warned me that roofing material prices are set to rise by 6–10% after April 1st (which I’ve verified). I’m feeling conflicted: should I replace the roof now or hold off until I hear from the insurance company?
NEW EDIT: Thank you for all your responses! I’ve amended this post to clarify some misunderstandings about the insurance process. The adjuster has already visited my home, and the insurance company also hired a third-party engineer from Seek Now. He appeared to be professional and told me directly that he believes the damage was caused by wind. He mentioned he would include this in his report, which was two weeks ago.
Background & Timeline:
- I’m located in southeastern MA, where we experienced multiple wind advisories and high-wind warnings throughout January and February.
- My roof is over 20 years old. Following a particularly windy day, I found shingles, including ridge shingles, scattered in my yard. I’ve also had leaks in my attic during rain and snow, prompting me to create a makeshift water-catching system.
- I reached out to two roofers; one assessed the damage as clear wind damage and advised me to file a claim.
- After filing the claim, I had temporary tarps installed by that same roofer as per the insurer’s request.
- The adjuster and inspector visited, acknowledged the damage but claimed it wasn’t related to wind, suggesting it appeared to be “mechanical” damage. They seemed skeptical of my roofer, who has a 4.8+ rating and an extensive positive history online.
- Two weeks later, a third-party engineer came out to inspect the roof. He believed it was wind damage and saw no signs of mechanical issues. He submitted his report to the insurance company.
- Now, a week has passed since then. I followed up with the engineer, who confirmed that the report was sent, but I need the insurance company’s approval to access it (so I currently can’t view the report).
It’s been over 10 weeks, and I can’t wait much longer with such a compromised roof, especially with price increases on the horizon. I recognize my roof is old, and some might argue that insurance shouldn’t cover it, but it was functioning well until the storm, and I do have replacement coverage. Additionally, my premium is over $2,800/year.
It sounds like you’re in a tough situation, and it’s understandable to feel torn about whether to replace your roof now or wait for the insurance company’s decision. Here are some factors to consider:
Current Condition of Your Roof: Since you’ve mentioned that your roof is in bad shape and leaking, it may pose a risk to your home’s interior and lead to more extensive damage. If you can’t wait much longer without exacerbating the situation, it may be wise to proceed with the replacement.
Insurance Claim Status: Since you already have the engineer’s report indicating wind damage, this strengthens your claim. However, if the insurer is taking too long to respond, that can be frustrating. You might consider escalating the matter with Liberty Mutual, perhaps by speaking with a supervisor or reaching out to your state’s insurance commissioner for assistance.
Cost of Delay: With roofing material prices set to increase soon, replacing your roof sooner could save you money in the long run. Weigh the potential cost differences against the risk of waiting longer and sustaining more damage.
Expert Opinions: It sounds like you have the support of multiple roofers who agree that it’s wind damage. If needed, get a written estimate from them for the replacement. This could be useful for discussions with your insurer in case they are still hesitant about covering the cost.
Possible Out-of-Pocket Costs: If you decide to replace the roof before the insurance claim is settled, ensure that you’re prepared to cover the expenses upfront. If your claim is approved later, you should be reimbursed, but it’s important to consider your cash flow.
Documentation: If you do proceed with the replacement, document everything. Keep records of communications with the insurance company, photos of the roof before and after replacement, and any documents related to the claim. This will be valuable if there are any disputes with your insurer later on.
Ultimately, if your roof poses a significant risk and you’re facing rising costs, it might be reasonable to proceed with the replacement. Just ensure you’re aware of your financial situation and have a plan in place for dealing with the insurance claim afterward.