The Eagle-Eyed Approach: Insurance Adjusters' Roof Inspection Secrets

If you've ever wondered what insurance adjusters look for when they inspect a roof, you're in the right place. Whether you're filing a homeowner's insurance claim or scheduling a mandatory insurance roof inspection, it's important to understand the insurance adjuster's role and what they are looking for during an inspection.

An insurance adjuster's job is to determine if roof damage exists, what caused the damage, and if the damage is covered under your insurance policy. They also assess the value of the damage against the current value of your roof. Depending on the type of roof and the damage incurred, the adjuster may be looking for something obvious, like broken tiles or missing shingles, or something barely visible, like light creasing in a shingle or small dents.

Here are some of the key things insurance adjusters look for during roof inspections:

- Age of the roof: Older roofs may be subject to inspection as they are more vulnerable to damage and pose a higher risk to insurance companies.

- Proper installation and maintenance: Adjusters check for improper installation, code violations, outdated materials, safety issues, and failure to follow manufacturer specifications.

- Visible signs of internal and external damage: They perform in-depth inspections to identify problems, including fascia board rot, damaged flashing, skylights, or chimneys, and loose or exposed nails.

- Granules on shingles: Granules are tiny particles covering the surface of shingles, providing protection from the elements. Missing granules can be a sign of hail damage and expose the layer below.

- Tiles and shingles: Adjusters may check for wind damage by lifting tile edges, as loose tiles can indicate extensive wind damage to the fastening system.

- Fascia, flashing, and vents: These areas can provide additional indications of damage or support a denial of coverage due to long-term wear or neglect.

Age of the roof – over 20 years old may impact coverage

When it comes to insurance, the age of your roof is a significant factor. A roof over 20 years old may impact your coverage in several ways. Firstly, insurance companies often consider older roofs to be riskier to insure due to increased susceptibility to damage and higher replacement costs. As a result, you may experience higher insurance rates or reduced coverage as your roof ages. Some insurers may even refuse to renew policies for homes with roofs older than 20 years unless they pass a professional inspection.

Another way age can affect coverage is through actual cash value (ACV) policies. In this case, the insurance company will only pay the depreciated value of your roof at the time of damage, minus your deductible and depreciation based on the roof's age. The older your roof, the higher the depreciation, leading to a lower payout in the event of a claim. This can result in a significant financial burden, as you will be responsible for covering the remaining costs of repairs or replacement.

Additionally, some insurance companies may require an inspection or place limitations on coverage for roofs over 20 years old. They may also increase your premiums or adjust your coverage terms to mitigate their risk. In some cases, insurers may even cancel your policy if they deem the risk of insuring an older roof too high.

To maintain adequate coverage, it is essential to schedule routine roof inspections and maintenance. By doing so, you can identify and address minor issues before they become more significant problems. Proper maintenance can also help keep your insurance premiums low and reduce the likelihood of filing an insurance claim.

Proper installation – checking for code violations and safety issues

Insurance adjusters are on the lookout for code violations and safety issues that may arise from improper installation. They can identify an improper installation and cite issues ranging from code violations and outdated materials to safety issues or failing to install the roof according to manufacturer specifications.

Code violations are hazardous situations that can be prevented by fixing common issues. Some common and potentially dangerous building code violations include:

• Missing or defective GFCIs (Ground-fault circuit interrupters)
• Improperly located smoke alarms
• Incomplete handrails
• Improper bathroom venting
• Missing deck flashing

Other common fire code violations include:

• Blocked exits or fire doors
• Exit signs and faulty lighting
• Blocked valves or exterior access points
• Incorrect sprinkler systems
• Fire extinguisher issues
• Broken smoke detectors
• Fire alarms or pull stations not working
• Hanging items from sprinkler heads or pipes

Insurance adjusters also look for signs of damage inside and outside the home, such as:

• Fascia board rot or damage
• Improperly fastened gutters
• Excess granules in gutters
• Siding above the roof
• Improper eave overhangs
• Loose or exposed nails
• Dry rot around vent rubber boots
• Cracks, tears, or loosened flashing around vents, skylights, and chimneys

Visible signs of damage – inside and outside the home

When it comes to visible signs of damage, insurance adjusters are trained to look for problems both inside and outside the home. They will be checking for issues that you or a roofer may have missed, so it's important to be thorough when inspecting your property for damage.

Exterior Damage

Start by walking around the outside of your home and looking for signs of physical damage to the roof. This could include broken shingles, sagging sections, or missing shingles that leave gaps in the roof pattern. Bring a pair of binoculars to verify shingle damage, and pay close attention to spots with algae, moss, or piles of leaves, as moisture can build up in these areas and lead to water damage. Check for shingles that are missing granules, as well as those that are buckled, curled, or warped—warm air in the attic can cause this.

Interior Damage

Get into your attic, if possible, and look for signs of water penetration underneath the roof. Check your attic, ceilings, and walls for water stains, peeling paint, or bubbling wallpaper. These are all signs that your roof may need to be repaired or replaced.

If you spot any signs of damage or don't feel comfortable inspecting your roof, contact a roofing contractor or qualified public adjuster as soon as possible. They can help you initiate a claim with your insurance company and ensure that your roof damage is assessed correctly and precisely.

Wear and tear – damage from unresolved maintenance issues

When it comes to "wear and tear – damage from unresolved maintenance issues", insurance adjusters will be looking out for a number of things during their roof inspection. Here are four to six paragraphs detailing what they will be looking for:

Firstly, insurance adjusters are trained to identify any signs of improper installation or repairs. They will be checking for code violations, outdated materials, safety issues, and any deviations from manufacturer specifications. This includes checking for things like nail pops, dry-rotted rubber boots around vents, and cracks or tears in flashing around vents, skylights, and chimneys.

Secondly, insurance adjusters will be looking for visible signs of internal and external damage. They will inspect for water damage below shingles, leaks, and any signs of wear and tear that indicate the roof's condition over time. This includes checking for issues like damaged or missing shingles, cracked or curled shingles, and water stains on ceilings and walls. They will also assess whether the damage was caused by a covered peril or an act of nature, such as a storm or hurricane, or if it was due to a lack of maintenance or unresolved issues.

Thirdly, insurance adjusters will consider the age of the roof. Roofs over 20 years old may be subject to a roofing inspection as they are considered a liability, especially in coastal areas where they are more vulnerable to damage. The adjuster will assess whether the risk of continuing coverage is too high and may recommend that the insurer raises rates, adjusts coverage, or cancels the policy.

Additionally, insurance adjusters will also look for signs of neglect or lack of maintenance. They can usually tell if a roof has been well-maintained or if there are unresolved issues that have led to damage. For example, divot-shaped dents in vents and other thin metal surfaces may indicate hail damage, while peeling paint on fascia or old and rusty flashing may suggest long-term wear that the homeowner neglected to address.

Finally, insurance adjusters will assess the value of the damage against the current value of the roof. They will determine how much to pay out based on the terms of your policy, taking into account factors such as the age of the roof and whether the damage was caused by a covered peril.

It is important to note that insurance adjusters work for the insurance carrier and are not there to be your friend. While they have a lot of experience with roofing structures, they are not construction or engineering experts. Therefore, it is recommended to have a roofing expert present during the inspection to represent your interests and speak for your roof.

Wind and hail damage – checking for missing shingles and dents

When checking for wind and hail damage, insurance adjusters will look for missing and damaged shingles on the roof. They will also count the number of hail marks within a 10 x 10 square to assess the extent of the damage. This process can be skewed depending on the selection of slope or the exact location of the square, so it is important to have an ethical inspector who is certified by Haag Engineering, as they are the forensics expert in the insurance storm restoration industry. They will be able to truly identify real hail damage and determine if a roof repair or replacement is needed.

In addition to checking the shingles, insurance adjusters will also look for damage to other parts of the roof, such as the roof vents, gutters, roof flashing, and other roof penetrations. They may also check for water damage below the shingles and signs of wear and tear. If there is significant wind or hail damage, it can shorten the lifespan of the roof and lead to a full roof replacement.

It is important to note that insurance adjusters are human and can make mistakes. If your claim is denied, you can request a second inspection or a second opinion from another insurance adjuster. If you still believe there is damage after the second adjuster's assessment, you can have an engineer inspect the roof and provide proof to your insurance company that the roof needs to be replaced due to storm damage.

Frequently asked questions