Roofing Tips & Guides
Expert Roofing Advice for Charlotte Homeowners
Learn from Charlotte's trusted roofing experts. Tips on maintenance, repair, replacement, and protecting your home from the elements.
Learn from Charlotte's trusted roofing experts. Tips on maintenance, repair, replacement, and protecting your home from the elements.
Here's a question we hear almost every week from Charlotte and Lake Norman homeowners: "Will my insurance pay for a new roof?"
The short answer? It depends.
And honestly, that's the answer nobody wants to hear. But stick with me here. Because understanding how your homeowner's insurance actually works could save you thousands of dollars. Or it could help you avoid a nasty surprise when you need help the most.
Let's break this down in plain English.
Insurance companies have one simple rule when it comes to your roof:
They cover sudden emergencies. They don't cover neglect.
That's it. That's the whole thing.
If a tree falls on your roof during a storm? Covered. If hail pounds your shingles into oblivion? Covered. If your roof slowly falls apart because you haven't touched it in 15 years? Not covered.
Think of it like car insurance. If someone rear-ends you, your insurance helps. But if your engine fails because you never changed the oil? That's on you.
Your roof works the same way.
Let's talk about the good news first. Your homeowner's policy typically covers roof damage from:
Storm damage , This is the big one here in Charlotte. Wind, hail, and heavy rain cause most of the roof claims we see. When a summer thunderstorm rolls through Ballantyne or a nor'easter hits Mooresville, that sudden damage is usually covered.
Fire damage , If flames damage your roof, insurance steps in.
Fallen trees and debris , When that big oak in your neighbor's yard decides to visit your roof during a storm, you're protected.
Vandalism , Rare, but it happens. And it's covered.
The key word in all of these? Sudden.
Insurance exists to protect you from things you can't predict or prevent. A hailstorm that blows through Lake Norman in 20 minutes? You couldn't stop that. That's exactly what insurance is for.
Now for the part nobody likes to hear.
Your insurance company will likely deny claims for:
Normal wear and tear , Shingles don't last forever. They crack, curl, and fade over time. That's just life. Insurance won't pay to replace a roof that's simply old.
Lack of maintenance , This is where things get tricky. If your gutters have been clogged for years and water damage spreads under your shingles, that's considered preventable. You could have cleaned those gutters. You didn't. Claim denied.
Neglected repairs , Here's a scenario we see too often. A homeowner notices a few missing shingles after a storm. They don't fix it. A year later, water has rotted the decking underneath. The insurance company looks at that and says, "You knew about this and did nothing."
Gradual deterioration , Slow leaks, moss growth, and aging materials fall into this category. If the damage happened over months or years, it's not sudden. And sudden is the magic word.
Roofs past their lifespan , Many insurers won't fully cover roofs older than 20 years. Some won't cover them at all if they're past 25 years old. This is becoming more common in North Carolina.
Here's where Charlotte homeowners run into trouble.
Let's say a storm blows through Huntersville. You notice a leak in your ceiling the next week. You file a claim, expecting a straightforward process.
But then the adjuster comes out. They climb up on your roof and find:
Now you've got a fight on your hands. The insurance company might argue that the leak would have happened anyway because of the pre-existing issues. They might only pay for part of the repair. Or they might deny the claim entirely.
This happens all the time. And it's incredibly frustrating.
The best way to avoid this? Know the condition of your roof before a storm hits.
Insurance companies have gotten stricter about roof age in recent years. Here in North Carolina, you might run into these issues:
Roofs under 10 years old : Usually fully covered at replacement cost value. This means if your roof is damaged, insurance pays to replace it with new materials.
Roofs 10-20 years old : Coverage varies. Some policies switch to actual cash value, which factors in depreciation. A 15-year-old roof isn't worth as much as a new one, so your payout shrinks.
Roofs over 20 years old : Many insurers add exclusions or higher deductibles. Some won't cover these roofs at all unless they're made from durable materials like metal or slate.
Roofs over 25 years old : Good luck. Most standard policies won't provide full coverage. You might need a supplemental policy or a roof replacement before you can get proper coverage.
If you're not sure how old your roof is, check your home inspection report from when you bought the house. Or give us a call. We can usually tell you the approximate age based on the materials and installation style.
Not all insurance policies are created equal. In North Carolina, you'll typically find two types:
Named Perils Policies : These only cover specific events listed in your policy. Wind, hail, fire, and lightning are common named perils. If your damage comes from something not on the list, you're out of luck.
Open Perils Policies : These cover any damage unless it's specifically excluded. This gives you broader protection but usually costs more.
You'll also want to understand how your policy pays out:
Replacement Cost Value (RCV) : Insurance pays the full cost to replace your roof with new materials. This is what you want.
Actual Cash Value (ACV) : Insurance pays the current value of your roof after depreciation. If your roof is old, this could be a lot less than replacement cost.
Check your policy now. Before you need it. Trust me on this one.
Here's the thing most homeowners don't realize:
A documented maintenance history is your best defense when filing a claim.
When we do a roof inspection at Best Roofing Now, we take photos. Lots of them. We document the condition of every part of your roof. We note any minor issues and recommend repairs.
If you follow up on those repairs and keep the records, you've got proof that you maintained your roof. So when a storm hits and you file a claim, you can show the insurance company:
"Look, here's my inspection from six months ago. The roof was in good shape. This damage is clearly from the storm."
That's a much stronger position than, "I don't know, it looked fine to me."
The National Roofing Contractors Association recommends having your roof inspected at least twice a year. Spring and fall are ideal times. We'd add an extra inspection after any major storm here in Charlotte.
Living in the Charlotte metro area means dealing with some unique weather challenges:
Summer thunderstorms : We get hit hard from May through September. High winds and hail are common. These storms cause legitimate, covered damage.
Hurricane remnants : When coastal storms move inland, they bring heavy rain and sustained winds. Lake Norman properties especially feel the effects due to increased wind exposure over the water.
Ice storms : Not as common as up north, but when they hit, they hit hard. Ice weighs five times more than snow per inch. That stress can damage even healthy roofs.
Temperature swings : Charlotte's weather can be 70 degrees one day and 30 the next. This freeze-thaw cycle causes shingles to expand and contract, leading to cracks over time.
All of this means regular inspections matter even more here than in places with stable weather. You need to know your roof's condition so you can tell the difference between storm damage (covered) and gradual wear (not covered).
Here's your action plan:
✅ Get regular inspections : Twice a year minimum. After major storms too.
✅ Fix small problems fast : That missing shingle today becomes a denied claim tomorrow if you ignore it.
✅ Keep records of everything : Inspection reports, repair receipts, before-and-after photos. Create a folder and keep it updated.
✅ Review your policy annually : Make sure you understand what's covered and what your deductible is.
✅ Document your roof before storm season : Take photos in early spring. If a storm hits later, you'll have proof of the before condition.
✅ Know your roof's age : And plan ahead if it's getting close to that 20-year mark.
If a storm damages your roof, here's the right way to handle it:
Document immediately : Take photos and videos of any visible damage. Inside and outside.
Call a reputable local roofer : Not the guys who show up in your driveway the day after a storm. Call someone you can trust.
Get a professional inspection : We can identify all the damage, including things you might miss.
File your claim promptly : Most policies have deadlines. Don't wait.
Keep communication records : Document every conversation with your insurance company.
Best Roofing Now works directly with insurance companies every day. We know how to document damage properly and speak their language. We've helped hundreds of Charlotte and Lake Norman homeowners get their claims approved.
How often should I have my roof inspected?
At least twice a year. Spring and fall are best. Add an extra inspection after any major storm.
Will my insurance rates go up if I file a roof claim?
It depends on your policy and claims history. But legitimate storm damage claims typically don't cause major rate increases in North Carolina.
What if my insurance denies my claim?
You can appeal. Having professional documentation from a licensed roofer helps. We can also provide supplemental reports to support your case.
Should I get a roof inspection before buying homeowner's insurance?
Absolutely. Knowing your roof's condition helps you get accurate coverage. It also prevents surprises later.
How do I know if damage is from a storm or just old age?
That's exactly what professional inspectors do. We can tell the difference between hail impacts, wind damage, and normal wear patterns.
Your homeowner's insurance can be a lifesaver when storms damage your roof. But it won't help you if you've neglected maintenance or let small problems turn into big ones.
The best thing you can do? Know the condition of your roof right now. Before the next storm rolls through Charlotte or across Lake Norman.
That's where we come in.
Best Roofing Now offers free roof inspections throughout Charlotte, Huntersville, Cornelius, Davidson, Mooresville, and the entire Lake Norman area. We'll document everything, show you exactly what we find, and give you honest recommendations.
No pressure. No obligation. Just the information you need to protect your home and make sure your insurance has your back when you need it.
Schedule your free inspection today or call us at (704) 605-6047. Let's make sure your roof is ready for whatever North Carolina weather throws at it.
Best Roofing Now
Charlotte's trusted roofing experts since 2019
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