Does homeowners insurance cover that? (2026)
By Our research team · Updated · Prices from 73+ sources, 195 US cities · Methodology
About 1 in 18 insured homes files a claim in a year, and roughly 1 in 20 of those claims is denied outright. Most of the rest are paid for less than the owner expected, because the rule that decides nearly every claim is not written on the front of the policy: sudden and accidental damage is covered; gradual damage, wear and anything on the exclusion list is not. A pipe that bursts is covered. The same pipe dripping for six months is not.
This guide goes room by room through more than 60 real situations, says whether a standard policy pays, explains the rule the adjuster will apply, and prices what you pay yourself when it doesn't. The repair prices are live from our 195-city price database (73+ public sources, refreshed monthly), so they match our cost guides. The claim odds, payouts and 2026 premiums for every state are from the Insurance Information Institute and 2026 insurer filings.
Every out-of-pocket price on this page is the live national figure from the matching cost guide, verified November 2026. Items marked * are national estimates for work we don't price yet. Coverage answers describe the standard HO-3 policy most US homeowners have; your own policy wording controls.
What does homeowners insurance cover?
A standard policy covers sudden, accidental damage to your house (the roof, walls, floors, built-in systems and attached structures) from storms, fire, lightning, hail, theft, vandalism, falling trees, burst pipes and most other unexpected events, plus your belongings, a hotel while you can't live there, and liability if someone is hurt on your property. It does not cover the thing that failed (the water heater, the AC compressor, the worn roof), damage that happened slowly, or the five big excluded perils: flood, earthquake, sewer backup, pests and neglect. The average claim pays $15,570; the average wind and hail claim $13,511; the average fire claim $83,991. You pay the deductible first, and in 19 states the wind or hurricane deductible is a percentage of your dwelling limit: $8,582 on a home insured for the $429,100 US median price. Everything below is the detail, room by room, with what each repair costs you when the answer is no. For the full picture of what a home costs to run beyond insurance, see the true cost of owning a home.
Get free quotes from up to 2 local pros we check by text first, or see what a fair price is in your city.
The three questions that decide every claim
Adjusters are not reading your policy looking for a reason to pay. They are asking three questions, in this order. If you can answer all three before you call, you will know whether to file at all.
1. Was it sudden and accidental?
Burst = yes · dripped = noA burst pipe, a storm, a fire, a falling tree: covered. A leak that ran for weeks, a roof that wore out, a crack that grew for years: not covered, however bad the result. Adjusters call the second kind repeated seepage or wear and tear, and it is the most common reason water and roof claims fail.
2. Is the cause on the exclusion list?
Flood · quake · backup · pestsFlood and surface water, earthquake, sewer and drain backup, insects and rodents, mold (beyond a sublimit), settling and cracking, faulty workmanship, neglect and vacancy are excluded on every standard policy. Each has an endorsement or a separate policy that puts it back, usually for $25–$150 a year.
3. Is it worth more than your deductible?
$1,000–$2,500 flat · 1–5% windA flat deductible is usually $1,000–$2,500. Wind, hail and hurricane deductibles are often 1–5% of the dwelling limit: $4,291 to $21,455 on a $429,100 home. A claim stays on your CLUE report for up to 7 years and typically raises premiums 10–20%, so a claim under about twice your deductible rarely pays.
Is it covered? Check any situation, priced for your city
Type what happened. You get the answer, the rule the adjuster will apply, and what the repair costs if it's on you, using the live price table for the city you pick (195 covered) rather than a national guess. Nobody else has this because nobody else has the price data.
Prices are the typical low–high for that job in the chosen city from our cost guides, verified November 2026. Coverage answers describe a standard HO-3 policy; your policy wording controls.
File a claim or pay it yourself? Run the numbers
The question almost nobody does the math on. A claim pays the repair minus your deductible, then costs you a premium increase for three to five years and a mark on your CLUE report for up to seven. Pick a situation above and the estimate fills in; or type your contractor's quote.
The premium increase is an estimate (15% a year for three years is the industry middle; water and liability claims often run higher, first small claims sometimes lower with claim forgiveness). It ignores the risk that a second claim brings non-renewal, which argues even harder for paying small losses yourself.
Roof, siding, gutters and exterior — the most-claimed part of the house
| Situation | Covered? | If you pay yourself | The rule |
|---|---|---|---|
| Roof leak after a storm tore off shingles | Yes | $400–$1,500 repair* | Wind and hail are named perils. The insurer pays to repair the roof and the ceiling, insulation and floor the water reached, less your deductible, which for wind is often a separate 1–2% of the dwelling limit. |
| Roof leak from age, curling or missing granules | No | $9,000–$18,000 to replace* | Wear and tear, deterioration and faulty maintenance are excluded. If the adjuster finds brittle, bald shingles, the leak is treated as a maintenance failure, and so is the interior damage. |
| Hail on a 15-year-old roof | Depends | $9,000–$18,000 to replace* | A covered peril, but many 2026 policies pay actual cash value on roofs over 10–15 years: replacement cost minus depreciation, often 50–70% off a 20-year-old shingle roof. Hail-belt policies also exclude cosmetic damage (dents that don't let water in). |
| Ice dam: water through the ceiling, wet insulation | Yes | $1,000–$4,000 interior repair* | Weight of ice, snow and sleet is a named peril, and so is the water it pushes under the shingles. Fixing the attic ventilation that caused it is on you. |
| Gutters torn off by wind or a falling branch | Yes | $75–$625 | Part of the dwelling. Below a $1,000–$2,500 deductible it is rarely worth a claim; pay a gutter company and keep the claim-free discount. |
| Gutters sagging, clogged or overflowing | No | $150–$400 to clean · $75–$200 to re-hang | Maintenance. Water that got into the fascia or basement because the gutters were full is usually denied as repeated seepage, too. |
| Siding or stucco damaged by hail or wind | Yes, with a catch | $300–$1,500 per section* | Covered, but if your siding is discontinued the insurer may pay only for the damaged wall. About half of states have matching rules or case law requiring a reasonable match for the whole visible area; the other half do not. |
| Garage door blown in by wind | Yes | $1,200–$3,500 | An attached garage is part of the dwelling. A detached garage is other structures, usually capped at 10% of your dwelling limit. |
| Garage door spring or opener failed | No | $200–$500 springs · $300–$900 opener | Mechanical breakdown is excluded unless you bought an equipment breakdown endorsement ($25–$50 a year), which does cover openers. |
| Windows broken by hail, wind, a ball or a burglar | Yes | $300–$900 per window* | Glass breakage is covered on the special form unless the home has been vacant more than 30–60 days (the vacancy clause also voids vandalism and freezing coverage). |
| Chimney struck by lightning or toppled by wind | Yes | $1,500–$5,000 rebuild* | Lightning and windstorm. A chimney crumbling from age or freeze-thaw mortar damage is deterioration: not covered. |
| Exterior paint peeling, wood rot, worn deck boards | No | $3,500–$8,500 exterior repaint* | Rot, deterioration and weathering are excluded by name. Insurance restores what a sudden event destroyed; it never pays to bring the house back to new. |
Roof age is now a rating factor almost everywhere. Florida law lets insurers refuse roofs over 15 years unless an inspection shows 5+ years of life; many carriers in hail states move any roof over 10 years to actual cash value at renewal. Check the roof schedule on your policy before you need it.
Heating and cooling — covered when it's struck, not when it's old
| Situation | Covered? | If you pay yourself | The rule |
|---|---|---|---|
| AC or furnace destroyed by lightning or a lightning surge | Yes | $4,000–$9,000 | Lightning is a named peril, and most forms include damage from the electrical surge a nearby strike sends down the lines. Get the utility's outage report and the technician's written diagnosis. |
| AC compressor died, refrigerant leaked, furnace won't start | No | $1,300–$3,000 compressor · $600–$2,500 leak repair | Mechanical breakdown and wear are excluded. An equipment breakdown endorsement covers it; so does a home warranty ($400–$840 a year for appliances; systems plans cost more). |
| Outdoor condenser stolen or stripped for copper | Yes | $4,000–$9,000 | Theft and vandalism are covered; your deductible applies. If the home was vacant more than 30–60 days, the vandalism part is void. |
| Condenser crushed by a fallen tree or flattened by hail | Yes | $4,000–$9,000 | Falling objects and hail are named perils. Hail that only bent the fins can be called cosmetic and declined; if it stopped the unit cooling, it is functional damage and covered. |
| Cracked heat exchanger (carbon monoxide risk) | No | $2,800–$8,000 | Wear. Insurance pays for what a failure damages (a fire from a cracked exchanger would be covered), never the failure itself. |
| Puffback: oil furnace blew soot through the house | Yes | $3,000–$10,000 cleanup* | A sudden discharge of smoke or soot from a furnace is covered, including the cleaning, repainting and replacing of soiled contents. The furnace repair that caused it is not. |
| Heat pump or furnace sat in floodwater | No | $5,500–$12,500 | Flood and surface water are excluded on every homeowners policy. NFIP or private flood insurance covers mechanical systems; NFIP pays replacement cost on them only in the main structure. |
| Ductwork chewed through by rats or squirrels | No | $2,500–$9,500 | Rodents, insects and vermin, and the damage they cause, are excluded by name. Raccoons and other wildlife are sometimes treated differently (see Outdoor). |
| Thermostat or control board fried by a grid surge (not lightning) | Depends | $200–$450 | Many forms exclude damage to electronics from artificially generated electrical current unless lightning caused it. A $20–$60 surge endorsement closes the gap; the utility may also have a damage-claim process. |
| Frozen coil, dirty filter, clogged drain line flooded the attic | Rarely | $150–$600 | A blocked condensate line is a maintenance failure; the water it leaks is usually treated as gradual. A float switch costs $20 and shuts the system off before the ceiling comes down. |
| Mini-split or AC lost to a house fire | Yes | $2,500–$5,600 | Fire is covered whatever started it, short of arson by the insured. Built-in systems are dwelling coverage; window units are contents. |
Electrical — fire is covered, the wiring that caused it is not
| Situation | Covered? | If you pay yourself | The rule |
|---|---|---|---|
| House fire from faulty wiring or an overloaded panel | Yes | Rebuild · $83,991 average fire claim | Fire is covered regardless of cause (arson by the insured aside), with loss-of-use for the hotel. The insurer replaces what burned, not the rest of the old wiring. |
| Rewiring knob-and-tube or aluminum wiring | No | $7,500–$24,500 | Upgrading is not a loss. Many carriers will not write or renew a policy until it is done, so this is the one electrical job that affects whether you can be insured at all. |
| Panel replaced because the inspector required it during a covered repair | Depends | $1,500–$4,500 | Only with ordinance or law coverage, usually 10% of the dwelling limit on the base form and more by endorsement. Without it, code-required upgrades during a repair are yours. |
| Lightning fried the TV, router, garage opener and appliances | Yes | $500–$5,000 of electronics | Lightning is named for both the house and your belongings. Keep the strike report (utility or weather service) and the dead items; adjusters ask for both. |
| Utility surge or a downed line fried the appliances | Depends | $200–$750 per control board | Many HO-3 forms exclude damage to tubes, transistors and electronic components from artificially generated current unless lightning caused it. A $20–$60 surge endorsement covers it; the utility may also pay if it was their fault. |
| Power went out for two days and the freezer thawed | No | $300–$800 of groceries | Food spoilage from an outage that started off your property is excluded on the base form. A $20–$40 endorsement adds $500–$1,000 of spoilage cover; some insurers include it. |
| Smoke detectors, GFCI outlets, a dedicated circuit, code work | No | $110–$400 per detector · $90–$350 per GFCI | Maintenance and improvement. Some insurers discount the premium for monitored smoke and water sensors, which is the only money insurance offers here. |
| EV charger hit by a storm or a car | Yes | $1,000–$2,700 | A hardwired charger is part of the dwelling; storms and vehicle impact are covered, except a vehicle driven by someone in your own household on most forms. A plug-in charger is contents. |
| Electrician to find why a breaker keeps tripping | No | $150–$500 | Diagnosis and repair of a system that is failing is maintenance. |
| Solar panels damaged by hail, wind or a falling branch | Yes | $300–$600 per panel* · $3,500–$8,000 to remove and refit for a re-roof | Roof-mounted panels are part of the dwelling; a ground mount is other structures (10% cap). Tell your insurer when you install, so the dwelling limit rises by the system cost ($18,350–$28,900 for 8 kW); otherwise you are under-insured. |
| Battery or inverter failed out of warranty | No | $1,500–$3,500 inverter · $10,500–$17,500 battery | Mechanical and electrical breakdown. Some equipment breakdown endorsements now list solar and batteries; most home warranties do not. |
Kitchen and appliances — the water is covered, the appliance never is
| Situation | Covered? | If you pay yourself | The rule |
|---|---|---|---|
| Dishwasher or ice-maker supply hose burst and flooded the floor | Yes | $2,000–$7,000 floor and cabinet repair* · $100–$350 for the dishwasher | Sudden and accidental discharge of water from a household appliance is covered: floors, subfloor, cabinets, drywall, the ceiling below. The appliance and the hose are not. |
| Dishwasher leaked slowly under the cabinets for months | No | $2,000–$7,000* | Repeated seepage or leakage over a period of weeks or months is excluded, even if you only just found it. Swollen particleboard and black staining tell the adjuster how long it ran. |
| Refrigerator compressor or sealed system failed | No | $600–$1,400 | Mechanical breakdown. A home warranty ($400–$840 a year, appliance-only) or an equipment breakdown endorsement covers it. |
| Kitchen fire: grease, oven, toaster, a pan left on | Yes | $5,000–$50,000+* | Fire and smoke, including cleaning and repainting every room the smoke reached and replacing contents. Loss-of-use pays the hotel and restaurant meals above your normal costs while the kitchen is unusable. |
| Garbage disposal jammed, leaking or dead | No | $70–$300 repair · $250–$850 replace | Wear. If a disposal leak suddenly soaked the cabinet floor, the cabinet is a claim and the disposal still is not. |
| Fridge water line leaked behind the fridge, found within days | Yes | $1,500–$5,000 floor repair* | Sudden and accidental, as long as it is fresh. Photograph the floor, the fitting and the water the day you find it; a dated plumber's invoice saying "fitting failed" is the best evidence you can hand an adjuster. |
| Countertop cracked, cabinets worn, finish peeling | No | $3,000–$7,000 refresh* | Cosmetic wear and deterioration. Dropping a cast-iron pan and cracking a stone counter is accidental breakage, which some forms cover for built-ins; most treat a counter as wear. |
| Oven igniter, range burner or control board | No | $150–$300 igniter · $200–$750 board | Mechanical and electrical breakdown of an appliance. |
| Gas leak at the range or in the line | No | $150–$900 | Finding and fixing a leak is maintenance. If the leak causes an explosion or fire, that loss is covered: explosion is a named peril. |
| Burglars took the appliances or TV; a break-in damaged the door | Yes | $150–$600 per door · appliances at replacement cost | Theft of contents and damage from a forced entry are covered. Replacement-cost contents coverage pays for new appliances; actual-cash-value contents coverage pays what the old ones were worth. |
| Mold under the sink from a drip you didn't notice | No | $1,500–$6,000 remediation* | Mold from a slow leak is excluded. Mold from a covered sudden loss is paid up to the policy's mold sublimit, commonly $1,000–$10,000. |
Bathroom — overflow is covered, seepage is not
| Situation | Covered? | If you pay yourself | The rule |
|---|---|---|---|
| Toilet overflowed or its supply line burst and soaked the floor below | Yes | $3,000–$12,000 floor and ceiling repair* · $70–$350 for the toilet | Sudden overflow or discharge from a plumbing fixture inside the house is covered. Water that backed up into the toilet from the sewer or a drain outside the house is the separate sewer-backup exclusion (see Plumbing). |
| Toilet wax ring leaked slowly; subfloor rotted | No | $1,500–$6,000* | Gradual leakage, rot and deterioration are all excluded. A toilet that rocks is the early warning. |
| Shower pan or tile grout failed; water got into the wall | No | $2,500–$8,000* | Faulty workmanship, wear and gradual leaks. A hidden water damage endorsement ($30–$75 a year) exists for exactly this and typically adds $5,000–$25,000 for leaks behind walls and under floors you couldn't see. |
| Mold after a covered burst pipe or overflow | Yes, limited | $1,500–$6,000 remediation* | Mold that results from a covered loss is paid up to a sublimit, commonly $1,000–$10,000, and higher by endorsement in humid states. Mold from humidity, condensation or a slow leak is excluded. |
| Bathroom exhaust fan died; moisture peeled the paint and ceiling | No | $400 fan* · $350–$1,000 to repaint | Maintenance, condensation and gradual deterioration. Insurers in humid states look for a working fan when they inspect. |
| Cracked tub or sink | Depends | $1,500–$4,000 replace and plumb* | Dropped something heavy into it: accidental breakage, covered on most special forms. A hairline crack that grew over years: wear, not covered. |
| Water heater in the hall closet burst and soaked the hallway | Yes (the damage) · No (the heater) | $800–$3,100 for the heater · flooring and drywall are the claim | Resulting water damage is covered; the heater is wear. Insurers in 2026 increasingly ask the heater's age at renewal; a tank past 12 years can mean a water-damage exclusion or a required replacement. |
| Pipe froze in an exterior bathroom wall and split | Yes, if the heat was on | $250–$2,500 for the pipe · water damage is the claim | Freezing is covered only if you maintained heat in the home or shut off the water and drained the system. Away for a week with the thermostat at 55°F: covered. Vacant with the heat off: denied. |
| Re-caulking, re-grouting, a new shower valve | No | $100–$300 caulk · $100–$325 valve | Maintenance. The $100–$300 job is the cheapest way to prevent the most-denied claim in the house. |
| Bathroom gutted after a covered fire or water loss; you want to upgrade | Yes, to like kind | $10,000–$30,000 for a midrange remodel* | The policy restores what was there with like kind and quality. Anything better than that is your money, which is why a covered loss is the cheapest time to remodel. |
Plumbing, water heater and sewer — where the three big exclusions live
| Situation | Covered? | If you pay yourself | The rule |
|---|---|---|---|
| Pipe burst inside a wall or ceiling | Yes | $250–$2,500 for the pipe · tear-out, drying and rebuild are the claim | Water damage, and the cost to open the wall or floor to reach the leak, are covered. The pipe repair itself is not (a few policies now include it). |
| Slab leak under the foundation | Depends | $2,000–$4,000 to locate and repair* · floors on top | Covered policies pay to break the slab to reach the leak and fix the resulting damage. The pipe repair, and often a reroute, are yours. Old polybutylene and galvanized pipe may be excluded entirely. |
| Sewer backed up through the basement floor drain or a tub | No | $1,000–$5,000 cleanup · $125–$550 to clear the line | Excluded on every standard policy. A water/sewer backup endorsement ($40–$120 a year for $5,000–$25,000) puts it back. A backwater valve ($500–$5,000) stops it happening. |
| Sewer line collapsed or broken by tree roots | No | $4,000–$15,000 · $150–$1,000 to cut roots | Underground pipes outside the foundation are excluded. A service line endorsement ($30–$80 a year, $10,000–$50,000 limit) covers the sewer, water, gas, electric and data lines to the street; many water utilities sell line cover too. |
| Sump pump failed and the basement flooded | No | $3,000–$10,000 cleanup and finishes* | Sump overflow is part of the water backup exclusion; the same $40–$120 endorsement covers it. A battery backup pump is the prevention. |
| Water heater tank split and flooded the basement | Yes (the damage) · No (the heater) | $800–$3,100 for the heater | Resulting damage is covered; the heater is wear. An expansion tank ($100–$400) and a new anode rod every few years ($150–$350) are what adjusters mean by maintenance. |
| Main water line to the street broke; the lawn is a swamp | No | $1,500–$5,000 to replace* plus the yard | Service line endorsement again. Without it, the city's responsibility ends at the meter or the property line, and the rest is yours. |
| Whole-house repipe of polybutylene, galvanized or Kitec | No | $4,500–$15,000 | Not a loss, and increasingly a condition of coverage: insurers in several states now decline homes with polybutylene until it is replaced. |
| Clogged drain or main line | No | $100–$350 drain · $425–$2,150 main line | Maintenance. If the clog caused a sudden overflow inside the house, the overflow damage is covered and the clearing is not. |
| Underground gas line leak to the house | No | $150–$900 to find it · $900–$4,000 to replace | Service line endorsement covers it on most carriers' versions; check that gas is listed. |
| Water damage while the house sat vacant | No | Whatever it costs | Most policies suspend water-damage coverage after 30 or 60 days of vacancy, and freezing coverage unless the water was shut off and drained. A vacancy endorsement, or a weekly check by someone, keeps it in force. |
| Emergency plumber on a Sunday for a covered burst | Yes | $250–$750 | Reasonable emergency measures to stop further damage are covered, and expected: the policy requires you to protect the property. Keep every receipt. |
Outdoor, yard and other structures — trees, fences, pests and floods
| Situation | Covered? | If you pay yourself | The rule |
|---|---|---|---|
| Tree fell on the house, garage or fence | Yes | $500–$2,500 removal* plus the repairs | Falling objects are covered, and so is removing the tree when it damaged a covered structure or blocks the driveway, usually capped at $500 per tree and $1,000 per loss. |
| Tree fell in the yard and hit nothing | No | $500–$2,000 removal* | No damage to a covered structure, no coverage. Some policies pay a small amount if it blocks the driveway or a ramp. |
| Neighbor's tree fell on your roof | Yes, on your policy | Repairs plus removal, less your deductible | Your insurer pays and may pursue the neighbor only if they knew the tree was dead or dangerous. A dead tree you warned them about in writing changes that answer. |
| Fence blown down by wind | Yes | $1,500–$4,000 for 100 ft* | Other structures, minus the deductible. A fence that fell because the posts rotted is deterioration. |
| Termites, carpenter ants or rodents ate the framing | No | $800–$3,000 to treat · $3,000–$10,000+ to repair* | Insects, vermin and rodents, and the damage they cause, are excluded. A termite bond ($200–$1,000 a year) is the only insurance against termites that exists. |
| Raccoon, squirrels or bats in the attic | Depends | $200–$600 removal · attic repairs | Rodents (squirrels, mice, rats) are excluded. Raccoons, bats, deer and other wildlife are usually covered for the damage they do; the removal itself rarely is. |
| Flooding from a storm, a river or heavy rain | No | $10,000–$60,000+* | Flood, surface water and groundwater are excluded on every homeowners policy. The NFIP ($800–$1,500 a year on average) or a private flood policy covers it; FEMA says 40% of flood claims come from outside high-risk zones. |
| Earthquake cracked the foundation | No | $10,000–$100,000+* | Earth movement is excluded. A separate earthquake policy or endorsement (around $800 a year through the California Earthquake Authority, with a 10–25% deductible) covers it. |
| Pool, deck or shed wrecked by a storm | Yes | $2,000–$15,000* | Other structures. An in-ground pool liner that cracked with age, or a deck that rotted, is deterioration. |
| Landscaping destroyed by fire, vandalism or a car | Yes, limited | Up to 5% of the dwelling limit, $500 per tree or shrub | Trees, shrubs and plants are covered for fire, lightning, explosion, riot, vandalism, theft and vehicles not yours. Not for wind, hail, disease, drought or ice. |
| Driveway heaved, foundation settled, retaining wall bulged | No | $3,000–$20,000* | Settling, cracking, shrinking, bulging and expansion of pavements, patios, foundations and walls are excluded by name. Sudden collapse from a covered cause is different. |
| Someone slipped on your icy steps and sued | Yes | $26,175 average liability claim | Personal liability, usually $100,000–$500,000, pays their medical bills and your defense. Most owners should carry $300,000+ and consider a $1M umbrella (about $150–$300 a year). |
Interior, floors and belongings — restored, not improved
| Situation | Covered? | If you pay yourself | The rule |
|---|---|---|---|
| Hardwood floors ruined by a covered burst pipe | Yes | $8–$15 per sq ft to replace* | Restored to like kind. Matching is the fight: some states require the insurer to replace the whole continuous floor so it matches; others let it pay for the damaged room only. |
| Wet carpet after a burst pipe or overflow: extraction and drying | Yes | $450–$2,000 | Emergency drying is covered and required. Insurers can reduce a claim for damage that grew because you didn't act within 24–48 hours, which is when mold starts. |
| Carpet worn out, pet-stained, faded | No | $200–$450 to clean · $3–$6 per sq ft to replace* | Wear, tear, pets and stains are excluded by name. |
| Drywall ceiling came down after a storm roof leak | Yes | $200–$850 | Covered along with the roof repair. Stains that appeared gradually under a worn roof are not. |
| Repainting rooms after smoke or water damage | Yes | $350–$1,000 per room | Part of restoring the covered loss, including rooms the smoke reached. Repainting because it faded or you changed your mind: no. |
| Burglary: TV, laptop, jewelry, cash | Yes, with sublimits | Contents at 50–70% of the dwelling limit | Theft is covered, but the standard form caps jewelry and watches at $1,500, cash at $200, firearms at $2,500, silverware at $2,500 and business property at $2,500. A scheduled-property rider ($10–$20 per $1,000 of value) lifts them and usually drops the deductible. |
| Mold from humidity, a damp basement or condensation | No | $1,500–$6,000 remediation* | Excluded. Mold that follows a covered sudden loss is paid up to the mold sublimit ($1,000–$10,000 is typical). |
| Vandalism or graffiti | Yes | $250–$750 to wash · repairs | Vandalism and malicious mischief are covered unless the home was vacant more than 30–60 days. |
| Your dog bit a visitor | Yes (liability) | $26,175 average liability claim | Personal liability covers injuries to others; dog bites are about a third of liability claims. Some insurers exclude certain breeds or any dog with a bite history, so answer the application honestly. |
| Hotel and meals while the house is repaired | Yes | Loss of use, usually 20–30% of the dwelling limit | Paid only when the cause was a covered loss. Not for an outage, a renovation you chose, or a flood without flood insurance. |
| Working from home: office equipment and inventory | Limited | $2,500 business-property sublimit on the base form | Business property is capped and business liability is excluded. A home-business endorsement ($100–$300 a year) or a BOP covers the rest. |
| Contents lost to a flood or earthquake | No | Everything in the room | Both are excluded for contents as well as the building. NFIP contents coverage is a separate choice, up to $100,000. |
What actually goes wrong — claim odds and what they pay
Insurance Information Institute / ISO averages for 2018–2022, the latest five-year set. Wind and hail happen twelve times as often as fire; fire costs six times as much when it does. Theft and liability, the things people picture when they buy a policy, are a rounding error.
| Cause of loss | Odds of a claim in a year | Average claim paid | Share of property claims (2022) |
|---|---|---|---|
| Wind and hail | 1 in 35 | $13,511 | 40.7% |
| Water damage and freezing | 1 in 62 | $13,954 | 27.6% |
| Fire and lightning | 1 in 425 | $83,991 | 21.9% |
| All other property damage (falling objects, vehicles, weight of ice, vandalism) | 1 in 112 | $7,798 | 9.1% |
| Theft | 1 in 700 | $5,024 | 0.7% |
| Liability (injury to others, including dog bites) | 1 in 1,100 | $26,175 | — |
| Any property claim | 1 in 18 | $15,570 | 100% |
Claim frequency is claims per 100 house-years; severity is the average paid per claim, excluding adjustment costs. Insurers denied about 5–6% of homeowners claims outright in recent industry studies, with water and roof claims denied most often.
The endorsements that close the gaps — and what they cost in 2026
Every exclusion in this guide has a price to remove it, and the first four on this list together cost less than one service call. Ask your agent for each by name; they are rarely offered.
| Endorsement | Typical cost per year | What it adds | Worth it if |
|---|---|---|---|
| Water / sewer backup and sump overflow | $40–$120 | $5,000–$25,000 for water that backs up through drains, sewers or a failed sump | You have a basement, a sump pump, a finished lower level or mature trees |
| Service line | $30–$80 | $10,000–$50,000 for the underground water, sewer, gas, electric and data lines between the street and the house | The house is over 20 years old, has trees near the line, or you are in the half of the country with clay or cast-iron sewers |
| Equipment breakdown | $25–$50 | Mechanical and electrical failure of HVAC, water heater, appliances, pool equipment, panels, some solar | You would otherwise buy a home warranty ($400–$840 a year for appliances alone) |
| Hidden water damage | $30–$75 | $5,000–$25,000 for gradual leaks behind walls and under floors you could not have seen | Any home over 15 years old; the most-denied claim type in the house |
| Surge (artificially generated current) | $20–$60 | Electronics and appliances damaged by a grid surge, not just lightning | You have a heat pump, EV charger, solar inverter or a lot of built-in electronics |
| Ordinance or law, increased | $20–$100 | Code-required upgrades during a covered repair beyond the base form's 10% | The house was built before 1990 |
| Extended replacement cost | $30–$150 (1–5% of premium) | Pays 25–50% over the dwelling limit when rebuild costs spike after a regional disaster | Everyone; after a hurricane or wildfire, contractor prices rise faster than any policy limit |
| Roof replacement cost (vs actual cash value) | $50–$200 | Full replacement on a roof the insurer would otherwise depreciate | The roof is over 10 years old and the carrier offers it |
| Scheduled personal property | $10–$20 per $1,000 of value | Full value on jewelry, art, instruments and collectibles, usually with no deductible | Anything worth more than the $1,500 jewelry sublimit |
| Food spoilage | $20–$40 | $500–$1,000 for food lost in a power outage | You keep a full freezer or lose power often |
| Flood (NFIP or private) | $800–$1,500 average | Building up to $250,000 and contents up to $100,000 under NFIP; higher limits privately | Any home; a quarter to 40% of flood claims come from outside the high-risk zones |
| Earthquake | $100–$2,000+ (about $800 in California) | Quake damage to the house and contents, with a 10–25% deductible | West Coast, Alaska, Utah, Nevada, Missouri, Tennessee, Arkansas, South Carolina |
| Umbrella liability, $1M | $150–$300 | Liability above the home and auto limits, including legal defense | You have a pool, a dog, a trampoline, teenage drivers or anything worth suing for |
Prices are 2026 national ranges from carrier filings and state insurance-department consumer guides; your quote depends on the state, the carrier and the limits you pick.
Percentage deductibles — what you actually owe before the insurer pays
A percentage deductible is a share of your dwelling limit (Coverage A), not of the claim. On a home insured for $429,100, a 2% hurricane deductible is $8,582 out of pocket before the first dollar of a roof claim is paid. Nineteen states use them for hurricanes; most of the hail belt uses a 1–2% wind/hail deductible on every policy.
| Dwelling coverage (Coverage A) | 1% deductible | 2% deductible | 5% deductible | What that buys |
|---|---|---|---|---|
| $250,000 | $2,500 | $5,000 | $12,500 | A roof repair · a small roof · most of a roof |
| $350,000 | $3,500 | $7,000 | $17,500 | Two roof repairs · half a roof · a whole roof |
| $500,000 | $5,000 | $10,000 | $25,000 | A water-heater flood · a roof · a roof plus siding |
| $750,000 | $7,500 | $15,000 | $37,500 | A kitchen water loss · most roofs · a rebuild of two rooms |
| $1,000,000 | $10,000 | $20,000 | $50,000 | Any single-room loss · a metal roof · a serious fire's contents |
A percentage deductible applies only to the named peril (hurricane, named storm, wind/hail); the flat deductible applies to everything else. Check which one applies to tornado damage in your state: in some it is the wind deductible, in others the flat one.
What you pay yourself in 195 US cities
Five of the most common not-covered or partly-covered repairs, priced for every metro we cover. These are the typical prices from each city's own cost guide, not the national figure scaled; tap any price for that city's full table and local pros. The index badge is how the city compares with the US average across all 19 trades.
Typical prices, verified November 2026. Burst pipe is the pipe repair only (the water damage is usually the claim); sewer backup cleanup is the cost a standard policy refuses without the backup endorsement; termite treatment is never covered.
Premiums, hurricane deductibles and the gap to watch in every state
The 2026 average premium for $300,000 of dwelling coverage, the change from 2025, whether a separate percentage hurricane deductible is standard, and the exclusion or local rule most likely to cost you in that state. Insurance is the second-largest cost of owning a home after property tax in most states; our true-cost guide has both side by side.
| State | Avg. premium 2026 | vs 2025 | Hurricane deductible | Watch for |
|---|---|---|---|---|
| Alabama | $3,716 | +0.7% | 1–5% standard | Coastal wind pool (AIUA) in Mobile and Baldwin counties |
| Alaska | $1,492 | +6.8% | — | Earthquake is a separate policy |
| Arizona | $2,397 | +2.3% | — | Monsoon wind and hail; roof ACV schedules common |
| Arkansas | $3,195 | -14.4% | — | Hail and tornado; wind/hail deductible 1–2% on many policies |
| California | $1,653 | +2.3% | — | Earthquake is a separate policy (CEA); wildfire non-renewals, FAIR Plan as last resort |
| Colorado | $5,511 | +11.0% | — | Hail capital of the US; 1–2% wind/hail deductibles, roof ACV schedules, wildfire; state FAIR Plan from 2025 |
| Connecticut | $2,132 | +11.0% | 1–5% standard | Hurricane deductible on the shoreline |
| Delaware | $1,461 | +8.1% | 1–5% standard | Hurricane deductible on the coast |
| District of Columbia | $1,558 | -5.9% | — | — |
| Florida | $8,471 | +6.8% | 1–5% standard | 2–5% hurricane deductible; Citizens Property Insurance as last resort; roofs over 15 years often need an inspection or get ACV only; flood is separate |
| Georgia | $2,301 | -1.4% | 1–5% standard | 2% hurricane deductible on the coast |
| Hawaii | $738 | +12.0% | Separate policy | Hurricane cover is sold as a separate policy; lava zones have their own rules |
| Idaho | $2,412 | +7.7% | — | — |
| Illinois | $2,802 | +6.0% | — | Hail and wind in the south; sewer backup endorsement matters in Chicago basements |
| Indiana | $2,869 | -0.6% | — | — |
| Iowa | $3,148 | +8.5% | — | Hail and derecho; roof ACV schedules common |
| Kansas | $5,289 | +0.6% | — | Hail and tornado; 1–2% wind/hail deductibles standard |
| Kentucky | $4,471 | +10.6% | — | Tornado; ice-storm roof losses |
| Louisiana | $5,185 | +4.2% | 1–5% standard | 2–5% named-storm deductible; Citizens as last resort; flood is separate |
| Maine | $1,299 | -2.5% | 1–5% standard | Hurricane deductible on the coast; ice dams |
| Maryland | $2,242 | +17.6% | 1–5% standard | Hurricane deductible on the Eastern Shore; sewer backup matters in Baltimore |
| Massachusetts | $2,112 | +42.9% | 1–5% standard | Wind deductible on Cape Cod and the islands; MPIUA FAIR Plan |
| Michigan | $3,071 | +5.0% | — | Ice dams and frozen pipes; sewer backup matters in Detroit |
| Minnesota | $3,333 | +22.1% | — | Hail; roof ACV schedules; frozen pipes |
| Mississippi | $2,602 | -4.8% | 1–5% standard | Coastal wind pool (MWUA); 2–5% named-storm deductible on the coast |
| Missouri | $3,783 | -4.9% | — | New Madrid earthquake is a separate endorsement; hail |
| Montana | $3,221 | +0.2% | — | — |
| Nebraska | $5,513 | +21.1% | — | Highest hail loss cost in the US (2024); 1–2% wind/hail deductibles |
| Nevada | $1,876 | +5.7% | — | — |
| New Hampshire | $1,324 | +1.9% | 1–5% standard | Hurricane deductible on the Seacoast |
| New Jersey | $1,449 | +1.1% | 1–5% standard | Hurricane deductible at the shore; flood is separate |
| New Mexico | $3,497 | +21.9% | — | — |
| New York | $1,844 | +8.2% | 1–5% standard | Hurricane deductible 1–5% on Long Island and in NYC |
| North Carolina | $3,799 | -6.3% | 1–5% standard | Coastal wind through the Beach Plan (NCIUA); 1–5% named-storm deductible |
| North Dakota | $2,846 | -4.6% | — | — |
| Ohio | $2,109 | -0.4% | — | — |
| Oklahoma | $5,378 | +7.3% | — | Tornado and hail; 1–2% wind/hail deductibles standard; earthquake endorsement |
| Oregon | $1,647 | +4.8% | — | Earthquake (Cascadia) is a separate policy; wildfire |
| Pennsylvania | $1,434 | -4.9% | 1–5% standard | Hurricane deductible may apply near the Delaware; sewer backup in older cities |
| Rhode Island | $2,379 | -4.0% | 1–5% standard | Hurricane deductible on the coast |
| South Carolina | $2,870 | -2.2% | 1–5% standard | Coastal wind pool (SCWHUA); 2–5% named-storm deductible |
| South Dakota | $3,740 | -0.5% | — | Hail; 1–2% wind/hail deductibles |
| Tennessee | $3,198 | +8.1% | — | Tornado; New Madrid earthquake endorsement in the west |
| Texas | $4,582 | +8.7% | 1–5% standard | 1–2% wind/hail deductible; coastal wind through TWIA; cosmetic-hail exclusions common; flood is separate |
| Utah | $1,771 | -2.4% | — | Wasatch earthquake endorsement; wildfire |
| Vermont | $1,017 | -4.3% | — | — |
| Virginia | $1,939 | +0.2% | 1–5% standard | Hurricane deductible in Tidewater |
| Washington | $1,766 | +0.7% | — | Earthquake is a separate policy; wildfire east of the Cascades |
| West Virginia | $1,961 | +5.4% | — | Flooding (separate policy) is the big one |
| Wisconsin | $1,836 | +1.3% | — | Ice dams and frozen pipes; hail |
| Wyoming | $2,075 | 0% | — | Hail and wildfire |
Premiums: Insurance.com 2026 state rates (Quadrant Information Services), $300,000 dwelling, $1,000 deductible, $100,000 liability. Hurricane deductible states per Insurance.com and state insurance departments; Hawaii sells hurricane cover as a separate policy. Notes summarize the state's dominant loss type and residual-market program.
8 reasons home insurance claims get denied
About 1 in 20 claims is denied outright and far more are paid for less than expected. The reasons repeat every year, and most of them are decided before you ever call.
- Most common
Gradual damage, not sudden
The water ran for weeks, the roof leaked for a season, the crack grew for years. Repeated seepage and continuous leakage are excluded by name on every standard form, and the adjuster reads the timeline off the stains, the rot and the rust.
- Roofs & plumbing
Wear, tear and deferred maintenance
A 25-year-old roof, a 15-year-old water heater, a corroded fitting. If the thing that failed was simply at the end of its life, the failure is maintenance, and in many cases so is the damage it caused. Budgeting for replacement is the only cover for this.
- The biggest losses
The cause is an excluded peril
Flood, earthquake, sewer backup, insects and rodents, mold, settling, faulty workmanship, neglect, war, nuclear hazard, intentional acts. If the cause is on the list, the amount does not matter. Each of the first five has a cheap endorsement or separate policy.
- Wind & hail
Below the deductible
A 2% hurricane deductible on a $400,000 home is $8,000. Most single-storm roof repairs cost less. File anyway and you get nothing and a claim on your record; the adjuster's inspection report, however, can still be useful evidence for a later claim.
- Fixable
Late notice, no documentation
Policies require prompt notice and reasonable proof. Cleaning up before photographing, throwing out the burst hose, waiting months to report: each gives the insurer a reason to reduce or deny. Video everything first, then start the cleanup, and keep the broken part.
- Vandalism, glass, freezing, water
Vacancy
Most policies suspend vandalism, glass breakage and often water damage after 30 or 60 days with nobody living there, and freezing unless the water was shut off and drained. An estate, a slow sale or a long trip needs a vacancy endorsement.
- The whole policy
Misrepresentation on the application
Roof age, a wood stove, a trampoline, a dog breed, a home business, a prior claim, who actually lives there. A material misstatement found during a claim can void the policy from the start, not just the claim.
- Partial payment
Code upgrades, matching and depreciation
The claim is approved and the check is half what the contractor quoted: the roof paid at actual cash value, the panel upgrade excluded, the undamaged siding not matched, the recoverable depreciation withheld until the work is done. Each of these is a policy term you can read, and most can be changed at renewal.
The first 24 hours after damage — what to do, in order
What you do before the adjuster arrives decides most of what gets paid. Mitigation is both required by the policy and reimbursed by it.
- Minute 1
Stop the source
Water main off, breaker off, tarp on the roof, board the window. The policy requires you to protect the property from further damage, and reasonable emergency costs ($250–$750 for an after-hours plumber) are covered. Keep every receipt.
- Minute 5
Photograph and video everything before you touch it
Wide shots of every room, close-ups of the source, the water line on the wall, the serial plate on the failed appliance or water heater. Date-stamped phone photos are accepted by every carrier.
- Hour 1
Do the deductible math
Estimate the damage honestly (our quote checker gives a fair price for the repair in your city). If it is under about twice your deductible, a claim will likely cost you more in premium increases over 3–5 years than it pays. Claims stay on your CLUE report for up to seven years.
- Hour 2
Get a pro's written cause-of-loss note
The plumber's invoice that says "supply line failed suddenly" or the roofer's note that says "wind-lifted shingles, no prior wear" is the single most useful document in a water or roof claim. Ask for it before they leave; it costs nothing extra.
- Day 1
Call the claim line (or your agent) within 24–48 hours
Report the facts and the date; do not guess at causes or amounts. Ask which deductible applies to this peril and whether an emergency mitigation company can be dispatched. Write down the claim number and the adjuster's name.
- Day 1–2
Dry it out within 48 hours
Mold starts in 24–48 hours and mold is where coverage runs out. Extraction and drying ($450–$2,000 for a wet carpet; $2,000–$7,000 for a restoration crew*) is a covered mitigation cost, and waiting for the adjuster to see it wet is a myth: the photos are enough.
- Day 2
Keep the broken parts and an inventory
The split pipe, the burst hose, the hail-dented vent, the charred cord. Bag them. List damaged contents with age, cost and a photo; a 47% minority of homeowners have an inventory before a loss, and they are paid faster.
- Week 1
Get your own repair quotes before you sign the adjuster's estimate
The adjuster's number is an opening estimate, not a verdict. Two written quotes from local pros (free, checked by text first) and our city price tables are what you use to dispute it. You can also hire a public adjuster (10–15% of the settlement) for large claims.
If the answer was no — compare before you replace
A denied claim usually means a replacement you weren't planning. These are the choices that come up most, priced both ways for your city.
Free calculators → size an AC, a solar system, an EV charger or a water heater for your home before you ask for quotes.
Three rules for using home insurance well
1. Insurance is for the house burning down, not the dishwasher
Raise the flat deductible to $2,500–$5,000, take the 15–30% premium saving, and put it in a repair fund alongside the maintenance budget. Pay for the small stuff yourself and keep your claim-free record for the $83,991 fire and the $13,511 roof.
2. Buy the four cheap endorsements
Water backup, service line, equipment breakdown and hidden water damage together cost roughly $125–$325 a year and cover the four most common ways a standard policy says no. Add surge if you have a heat pump, solar or an EV charger; add flood if you have a ground floor.
3. Read the roof schedule and the dwelling limit every renewal
Two numbers change the value of the whole policy: whether the roof is paid at replacement cost or actual cash value, and whether the dwelling limit still covers a rebuild at 2026 contractor prices ($6,500–$16,000 for HVAC alone, $4,500–$15,000 for plumbing, $9,000–$18,000 for a roof*). If the limit has not moved in three years, it is wrong.
Frequently asked questions
Does homeowners insurance cover roof leaks?
Yes, when a covered event caused the leak: wind, hail, a falling tree, the weight of ice and snow. It pays to repair the roof and the interior damage, less your deductible, which for wind or hurricane damage is often 1–5% of the dwelling limit ($8,582 at 2% on a $429,100 home). It does not cover a leak caused by age, wear, missing granules or poor maintenance, and many 2026 policies pay only actual cash value (replacement cost minus depreciation) on roofs older than 10–15 years. A roof repair runs $400–$1,500; a full asphalt replacement $9,000–$18,000.
Does homeowners insurance cover water damage?
Sudden and accidental water damage, yes: a burst pipe, a failed supply hose, an overflowing tub, a water heater that split, rain through a storm-damaged roof. Gradual water damage, no: slow leaks, seepage, a shower pan that failed over a year, condensation and humidity. Flood, surface water, groundwater and sewer backup are excluded on every standard policy and need separate cover (NFIP flood, $800–$1,500 a year; water backup endorsement, $40–$120). The average water claim pays $13,954.
Does homeowners insurance cover mold?
Only mold that results from a covered sudden loss, such as a burst pipe you reported promptly, and only up to a sublimit, commonly $1,000–$10,000. Mold from humidity, condensation, a damp basement, a slow leak or flooding is excluded. Drying the house within 48 hours of a covered loss is the best protection, because the insurer can reduce payment for mold that grew because you waited. Remediation runs $1,500–$6,000 for a typical room.
Does homeowners insurance cover HVAC or AC replacement?
Not when it simply fails. Mechanical breakdown, wear and age are excluded, so a dead compressor ($1,300–$3,000) or a worn-out furnace ($2,800–$8,000) is yours. It is covered when an outside event destroyed it: lightning, a power surge from lightning, theft, vandalism, a fallen tree, hail that stopped it working, or a fire. An equipment breakdown endorsement ($25–$50 a year) or a home warranty covers the failure itself.
Does homeowners insurance cover plumbing and burst pipes?
It covers the damage a burst pipe causes and the cost to open walls or floors to reach it; the pipe repair itself ($250–$2,500) is usually not covered, and neither is a repipe. Frozen pipes are covered only if you kept the heat on or drained the system. Clogs, slow leaks, worn fixtures and old polybutylene or galvanized pipe are maintenance. Underground lines outside the house need a service line endorsement.
Does homeowners insurance cover sewer backup?
No. Water that backs up through sewers, drains or a sump pump is excluded on every standard policy. A water/sewer backup endorsement costs $40–$120 a year for $5,000–$25,000 of coverage and is the single most valuable add-on for any home with a basement. Cleanup alone runs $1,000–$5,000; a backwater valve ($500–$5,000) prevents it.
Does homeowners insurance cover termites or pest damage?
No. Insects, vermin, rodents and the damage they cause are excluded, because infestations are considered preventable with maintenance. A termite bond or protection plan ($200–$1,000 a year) is the only insurance against termites, and treatment runs $800–$3,000 for a liquid barrier. Damage from raccoons, bats and other wildlife (not rodents) is often covered; the removal usually is not.
Does homeowners insurance cover tree removal?
Only when the tree hit a covered structure (house, garage, fence, shed) or blocks the driveway or a wheelchair ramp, and then usually up to $500 per tree and $1,000 per loss, on top of paying for the repairs. A tree that fell in the yard and hit nothing is yours to remove ($500–$2,000). If a neighbor's tree hits your house, your policy pays; the neighbor is liable only if they knew the tree was dead or dangerous.
Does homeowners insurance cover foundation repair?
Rarely. Settling, cracking, shrinking, bulging and earth movement are excluded, and so is damage from tree roots, poor drainage and expansive soil. A foundation damaged by a covered sudden event is different: a burst pipe that washed out the soil, a vehicle, an explosion, or a plumbing leak under the slab on policies that cover slab leaks. Earthquake damage needs a separate earthquake policy.
Does homeowners insurance cover a water heater?
It covers the water damage from a tank that suddenly split and the cost to tear out and rebuild what got wet, but not the heater itself: replacement ($800–$3,100) is wear and tear. Some insurers now ask the heater's age at renewal and exclude water damage from tanks over 12 years old. An equipment breakdown endorsement or a home warranty covers the heater.
What is a 2% hurricane deductible?
A deductible equal to 2% of your dwelling coverage limit, applied to hurricane or named-storm claims instead of your flat deductible. On a home insured for $429,100 that is $8,582 before the insurer pays anything. Nineteen states, from Texas around the Gulf and up the Atlantic coast to Maine, use percentage hurricane deductibles as standard; most of the hail belt uses a 1–2% wind/hail deductible the same way. Hawaii sells hurricane coverage as a separate policy.
Will filing a claim raise my rates, and how long does it stay on my record?
Usually yes: a single claim typically raises premiums 10–20% for three to five years, more for water or liability claims, and claims are shared between insurers through the CLUE database for up to seven years. Two claims in a few years can mean non-renewal. That is why a claim under about twice your deductible rarely pays, and why a $2,500–$5,000 deductible plus a repair fund is the cheaper way to own a house.
Our methodology
Sources
- Insurance Information Institute — Facts + Statistics: Homeowners and renters insurance — claim frequency, severity and shares of loss by peril (ISO / Verisk data)
- FEMA / National Flood Insurance Program (FloodSmart) — flood exclusion, NFIP limits and what a flood policy covers
- FEMA — Flood insurance — flood-zone and claims statistics
- National Association of Insurance Commissioners (NAIC) — state regulators' consumer guides on deductibles, endorsements and claims
- California Earthquake Authority — earthquake policies and deductibles
- Citizens Property Insurance Corporation (Florida) — Florida's insurer of last resort; hurricane deductibles and roof rules
- Texas Windstorm Insurance Association — coastal wind and hail cover in Texas
- Verisk / ISO — the HO-3 policy form and standard sublimits referenced throughout