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Property Playbook

Roof leak after a storm

What to document, what to ask, and which roof calculators to use after a storm leak, hail event, wind event, or sudden roof concern.

Best for: Homeowners trying to decide between emergency repair, insurance claim, roof inspection, and full replacement.

If water is near electrical fixtures, ceilings are sagging, or active water intrusion is unsafe, use qualified emergency help first.

Build decision packet Use Start Here

Plain English

What do I do first?

This page puts the steps in order so you do not need to know the expert words before you start.

Start here: Document before anyone changes the evidence: photos, dates, storm history, leak location, ceiling stains, exterior damage, and temporary mitigation.

Quote: The price and work list someone gave you.
Scope: What is included and what is not included.
Proof: Photos, receipts, readings, reports, and notes.
Deductible: The money you may pay before insurance helps.
Cleanup: Stop, dry, remove, clean, or make safe.
Rebuild: Put the home back together: walls, floors, cabinets, paint, and fixtures.

First move

Document before anyone changes the evidence: photos, dates, storm history, leak location, ceiling stains, exterior damage, and temporary mitigation.

Mistake check

  • Do not sign a roof contract before understanding deductible, ACV/RCV, depreciation holdback, and claim scope.
  • Do not let a contractor promise deductible waivers or vague claim handling.
  • Do not compare roof bids unless tear-off, decking, underlayment, flashing, vents, edge metal, cleanup, and warranty are visible.

What people forget

  • Interior damage photos
  • Tree rub and maintenance conditions
  • Pipe boots, vents, chimney flashing, skylights, and old penetrations
  • Temporary repair receipts and mitigation notes

What makes it go bad

  • The insurance scope omits required roof-system items.
  • A temporary repair hides evidence before documentation is complete.
  • Deductible and depreciation create more out-of-pocket cost than expected.

Step-by-step

  1. Step 1

    Document the event

    Write the date, time, storm type, first leak observation, affected rooms, and anything changed since the storm.

    What photos and receipts would I need if the scope is questioned later?

  2. Step 2

    Estimate the full job, not the first check

    Use replacement cost, repair-vs-replace, and deductible calculators to separate total scope from insurance cash timing.

    Am I comparing total roof cost, claim payment, or out-of-pocket cash?

  3. Step 3

    Make the scope auditable

    List missing items before the adjuster or contractor conversation: drip edge, starter, ridge cap, flashing, vents, decking, code upgrades, detach/reset, and access labor.

Documents to collect

  • Insurance declarations page
  • Adjuster estimate / scope of loss
  • Roof photos before repair
  • Contractor itemized scope
  • Temporary repair receipts

Packet prompt

Create a packet with the storm timeline, photos, total range, deductible exposure, missing scope, and adjuster questions.

Open the decision packet