Storm damage to old roof

gardian8

Hi All.

After a bit advice about some storm damage (at the weekend) to my rental property which i let out. The roof on the property is the original one and is very old and the high winds have displaced a few times on the roof so it is currently not water tight.

Had a local roofing company look at it over the weekend and they have said it is really old and would need a full new roof as the roof is beyond repair, any attempted repair would not last and cause more damage. So its looking like I do need a new roof but my question was about the insurance i have. would the insurance (direct Line landlord policy) pay to have the roof repaired, or would it cover the cost a of a full new roof given the age and supposed condition. I assume they will use any thing they can to pay out less or even nothing and I don't want to put a claim in which i will have my premiums go up if there is no way they will pay anything

Anyone had a similar experience who could advise please?

ALso if i call the insurance to ask about this, would that go against me in anyway? had various insurance for around 25 years and never had to make a claim before

Thanks for reading

TELLIT01

Insurance might cover repair but won't pay for a new roof as that is down to wear and tear, and possibly lack of maintenance.  I'm not a landlord but have had to claim a couple of times on Directline insurance, both home and contents, and haven't seen any evidence of a price increase.  In fact the cost has fallen in both years following a claim make in 2023.

FreeBear

A few years back, I lost a few tiles during a storm. Found it cheaper to pay a local roofer to replace the tiles rather than going through insurance - Quicker too.

Personally, I'd just get the roof patched now, and look at options once the weather improves. Much better to be doing major works when there is minimal risk of wind & rain.

gardian8

FreeBear said:

A few years back, I lost a few tiles during a storm. Found it cheaper to pay a local roofer to replace the tiles rather than going through insurance - Quicker too.

Personally, I'd just get the roof patched now, and look at options once the weather improves. Much better to be doing major works when there is minimal risk of wind & rain.

We have had the roof repaired a couple of times once some tiles have slipped, but the local roofer has always said that the roof needs renewed, something about the nails or something. I have asked him to take another look to see if it can be made water tight and then get some quotes for a replacement.

I just didnt want to get insurance involved for them not to pay out but then also put my premium up as well.

Albermarle

When you say it is old , how old?
Is it the original slate roof on a Victorian property, so probably around 130 years old ?

gardian8

Albermarle said:

When you say it is old , how old?
Is it the original slate roof on a Victorian property, so probably around 130 years old ?

The house is at least 100 year old in terrace, has to be the original roof from what it looks like.

CliveOfIndia

gardian8 said:

We have had the roof repaired a couple of times once some tiles have slipped, but the local roofer has always said that the roof needs renewed, something about the nails or something. I have asked him to take another look to see if it can be made water tight and then get some quotes for a replacement.

Do you trust the roofer?  I'm not saying you should have any reason not too - what I mean is, if you trust that he's telling the truth, then it's likely that you'll need to bite the bullet and get the roof replaced - at your own cost (insurance wouldn't cover routine maintenance or wear & tear).

So yes, get it patched for now (it could well be cheaper and simpler to just get this guy to do it and pay him yourself, depending on the work involved).  Then, as you say, get quotes for a full replacement in a few months when the weather improves.  It's worth starting to speak to roofers well ahead of time - usually any good tradesman tends to be booked up quite a long time in advance.

youth_leader

Wind speed is so important with storms, check the speed specified by your company.

The resin flat roof of this bungalow was blown off during Storm Arwen in November 2021.  I'd bought the bungalow in March 2021 and was told the roof was new in 2019.  I had a big wait for my insurance company whilst they confirmed the 'wind speed' of the storm - luckily (!) for me it was 78 mph. 

Many of the 'one star' reviews for this insurance company were complaints from people who had claimed for roof damage and been rejected because of 'maintenance' issues.  

twopenny

I had a 1920s house with Rosmary tiles and they did have some issues of age but were watertight and I always replaced with like.

Small builders until recent legislation then a roofer.

Sold to a builder to live in and who huffed and puffed about replacing the roof at sale but I see it's still there 7yrs later, the original so I think I got it right