Hail damage roof repair cost: what to ask the seller

How much does hail damage roof repair cost?

Replacing a handful of hail-bruised shingles can cost $300 to $1,500, according to Modernize's hail repair cost guide. Damage widespread enough to need a partial or full replacement can reach $8,000 to $25,000. Where you land depends on the kind of hail damage and how much of the roof it covers. Get a licensed roofer on the roof and a written bid before your deadline, then ask the seller for that number.

Key takeaways

• One insurer won't cover roof damage from before your policy started, so settle this roof in the deal.
• Ask the roofer how many squares are damaged. That count drives the bid.
• Right after a storm, quotes in hail-heavy regions can run 10% to 35% above the national average for several weeks.

Is hail damage on a roof serious?

It depends on which kind the roofer finds. The home inspectors' trade group, the International Association of Certified Home Inspectors (InterNACHI), splits hail damage in two. Functional damage "diminishes the ability of a roof to shed water; and/or reduces the roof's expected long-term service life." Cosmetic damage "only affects the appearance of a material, or affects its functionality to only a minor degree."

InterNACHI's cosmetic examples are minor granule loss on asphalt shingles and dents in metal vents, gutters and downspouts. That also answers how long the roof will last after hail. Cosmetic damage doesn't shorten its life. Functional damage can.

If the report also notes a ceiling stain or wet decking, treat it as an active leak and put the roofer visit first. Roof leak or ceiling stain on an inspection report covers that finding.

Don't treat the inspector's note as the final word. InterNACHI says inspectors from different industries "sometimes disagree about what is and what isn't hail damage." Get the roofer's call in writing.

Does hail damage mean the roof needs replacing?

Not by itself. It turns on how much of the roof is hit and how old the rest is. Modernize says that if 25% to 40% of surfaces are impacted, contractors and insurers may recommend a full replacement.

One Maryland roofer, Bright View Exteriors, says a partial repair makes sense when damage covers less than about 25 to 30 percent of the roof and the rest has at least 5 to 7 years of life left. It favors a full replacement when damage covers more than 30 percent of the roof or the roof is near the end of its life. So ask the roofer two things in writing: what share of the roof is damaged, and how many years the rest has left.

What do repair and replacement cost?

Many roofers price by the square, which is 100 square feet, so the damaged area drives the bid. Timing moves the price too. Modernize says post-storm demand in hail-heavy regions can push quotes up for several weeks. Your roofer's bid is the only number that reflects the house and the week.

Here is a common case. The roofer finds hail damage on 2 to 3 squares of asphalt shingles. Modernize prices that repair at $700 to $3,600+. Your paid roof inspection at $125 to $375 brings your all-in cost to $825 to $3,975+. Flashing or vent damage would add lines that only the roofer's written bid prices.

Who can price it before my deadline?

A licensed roofer who walks the roof. Modernize puts a paid roof inspection at $125 to $375. It says a good one includes photos of bruising and cracks, a sketch of the slopes and penetrations, and a written scope. Ask for all three, plus a price. Many roofers credit the fee back if you hire them for the repair.

For how to get bids fast inside the window, see how to get repair estimates during the inspection period.

What do I ask the seller for?

Ask for the repair the roofer scoped, or a credit equal to the roofer's written bid. Name the scope, the trade and where the number came from. For example: repair hail damage on the rear and west slopes as scoped in the licensed roofer's written bid, including any damaged decking found. Attach the bid.

Also ask the seller, in writing, whether an insurance claim was filed or paid for this roof, and whether the payment went into repairs. What to ask for after a home inspection covers how this line sits with the rest of your list. The buyer repair request letter template has the wording around it. If the seller makes the repair instead, ask for the roofer's invoice and final scope before closing.

What if the seller says no?

You can accept the roof as is, ask for a smaller credit or a price cut, or cancel if your inspection contingency is still open. A cosmetic finding with a small bid and a functional one near replacement cost are different decisions. Weigh it with the other roof findings on your report, and see when to walk away after a home inspection. Your contract sets the exact dates and terms, so confirm them with your agent.

Will insurance pay for roof hail damage?

Don't count on it for damage that's already on the roof when you buy. One insurer, Lemonade, says that if a roof "was already damaged before your policy started, we won't be able to cover repairs to it." Lemonade adds that some policies in hail-prone areas exclude wind and hail entirely. Others in high-risk areas pay only for damage that hurts how the roof works, not purely cosmetic dents. Ask the agent writing your policy how it treats the hail damage on your report.

For future storms, Progressive says hail "is typically a covered peril on standard homeowners policies." In hail-prone areas, it adds, you may have "a separate, higher homeowners insurance deductible."

How do I know what the rest of my report is worth?

Hail damage is one line, and your report has others. Kept prices every line of an inspection report for $79, usually under 4 hours, and marks the ones that need a professional's quote.

If the roof is one finding among many and your deadline is close, upload your inspection report to Kept and get the rest of the list priced while you wait on the roofer.

Sources

• InterNACHI, Mastering Roof Inspections: Hail Damage, Part 1
• InterNACHI, Mastering Roof Inspections: Hail Damage, Part 2
• Modernize, How Much Does Hail Damage Roof Repair Cost?
• Discount Roof, Hail Damage Roof Repair: Process and Costs
• Bright View Exteriors, Hail Damage Roof Repair in Maryland Cost Guide
• Lemonade, Does Homeowners Insurance Cover Hail Damage?
• Progressive, Does Home Insurance Cover Hail?