A windstorm ripped shingles off your roof. A tree branch crashed through your cedar shake. Hail damaged your metal roof. Now what?

You have home insurance. But you have never filed a claim. You are afraid of premiums going up. You are not sure what is covered. You do not know the difference between “repair” and “betterment” and “depreciation.”

I am Maninder Singh. I have helped over 200 Surrey homeowners file successful roof insurance claims since 2012. I have worked with adjusters from BCAA, ICBC, Intact, Cooperators, TD Insurance, and every other major insurer in BC.

This guide walks you through the entire claim process: what to document, what to say, whether to claim at all, and how to maximize your payout. Call us before you call your insurance company. We will tell you what to document before the adjuster arrives.

Step 1: Protect Your Home from Further Damage

Your insurance policy requires you to prevent further damage. Failure to do so can reduce or deny your claim.

Right now:

• Take photos of all damage (roof, ceilings, floors, furniture)

• Move furniture away from drips

• Place buckets under active leaks

• Tarp the roof if safe OR call an emergency roofer

Do not attempt to tarp a steep or wet roof yourself. We offer emergency roof repair with same-day dispatch. We will tarp safely and document everything for your claim.

Your insurance will reimburse reasonable emergency repair costs. Save all receipts.

We have worked with every major insurer in BC. Call 236-838-9577 before you call your insurance company. We will tell you what to say and what to document first.

Step 2: Review Your Policy – What Is Covered and What Is Not

Not all roof damage is covered. Read your policy carefully. Here is what most BC home insurance policies include.

Covered perils (typically):

• Windstorm (speeds above 60-80 km/h depending on policy)

• Hail

• Falling tree or branch

• Fire

• Vandalism

• Sudden and accidental water damage (e.g., pipe burst, not gradual leak)

Not covered (wear and tear exclusions):

• Gradual deterioration from age (roof over 20-25 years old)

• Moss or algae damage

• Leaks from poor maintenance

• Pre-existing conditions you did not fix

• Improper installation by previous roofer

The key phrase in your policy: “sudden and accidental.” Insurance pays for events. They do not pay for old age or neglect.

Example: Windstorm tears off 50 shingles. Covered. Same roof, no windstorm, but granules are gone and shingles are curling. Not covered – that is wear and tear.

Step 3: Get a Professional Roof Inspection

Do not call your insurance company first. Call a roofer first.

Here is why: The adjuster works for the insurance company. Their job is to pay as little as possible. Your roofer works for you. Our job is to document everything, find all damage, and advocate for full repair or replacement.

A professional inspection from Imroofs includes:

• Detailed photos of all damage

• Written report with scope of work

• Estimated cost of repair or replacement

• Determination of cause (storm damage vs wear and tear)

• Recommendations for temporary repairs

We send this report to your adjuster. They take us seriously because we have done this hundreds of times.

Schedule a professional roof inspection before you call your insurance company.

Step 4: Decide Whether to File a Claim

Not every roof repair should go through insurance. Use this decision matrix.

The rule of thumb: If repair cost is less than 2x your deductible, pay out of pocket. If repair cost is more than 3x your deductible, file a claim.

Also consider your claim history. One claim in 5 years: small premium increase. Two claims in 3 years: significant increase or non-renewal.

Not sure if your damage is worth claiming? Call 236-838-9577. We will give you an honest estimate and tell you whether claiming makes sense for your situation.

Step 5: File Your Claim – What to Say to the Adjuster

When you call your insurance company, you will speak to a claims representative. They will ask specific questions. Answer honestly but do not volunteer extra information.

What they will ask:

What NOT to say:

• “The roof was old anyway”

• “I noticed a small stain last month but ignored it”

• “I think the previous owner installed it poorly”

• Any speculation about pre-existing conditions

After you file, you will receive a claim number. Write it down. Provide it to your roofer. We will use it in all communication with the adjuster.

Step 6: The Adjuster Visit

Within 3-10 days of your claim, an adjuster will visit your home. They will inspect the damage. They may go on your roof or use a drone.

You have the right to have your roofer present during the adjuster’s inspection. We strongly recommend this.

Why have your roofer present:

• We know what to point out that adjusters miss

• We ensure the adjuster documents all damage, not just the obvious parts

• We can disagree with their assessment immediately (on record)

• We provide our own photos if the adjuster’s photos are incomplete

We speak to adjusters every week. We know the language they want to hear. Let us handle the conversation for you.

Step 7: Understand Your Payout – Deductibles, Depreciation, Betterment

Your payout is not simply “cost minus deductible.” Three factors affect what you actually receive.

Deductible: $500to$2,500 typical
You pay this amount. Insurance pays the rest up to your coverage limit. If repair cost is $10,000anddeductibleis$1,000, insurance pays $9,000.

Depreciation (actual cash value policies only)
Some policies pay “actual cash value” = replacement cost minus depreciation. Example: A 15-year-old roof with 20-year lifespan has 25 percent of its life remaining. Insurance pays 25 percent of replacement cost. You pay the rest.

Betterment
If insurance pays to replace a damaged section of your roof, but the undamaged section is old, you may need to pay the difference to match materials. Example: Windstorm damages one slope of a 20-year-old asphalt roof. Insurance pays to replace that slope. But new shingles will not match the old ones. You may choose to replace the whole roof. You pay for the undamaged slopes (betterment). Insurance pays for the damaged slope.

How to maximize your payout:

• If you have “replacement cost” policy (not “actual cash value”), you get full replacement cost minus deductible

• If you have “actual cash value,” negotiate depreciation based on roof condition, not just age

• Provide professional documentation of all damage to counter lowball adjuster estimates

See our roof replacement cost guide for detailed pricing by home size.

Will Insurance Pay for Full Replacement or Just Repair

This depends on your policy and the extent of damage.

If your roof is over 20 years old, some insurers will only pay a depreciated amount. In this case, you may choose to pay the difference to upgrade to a full replacement. We can help you calculate this before you decide to claim.

Read our repair vs replacement guide to understand the decision factors.

Step 8: Choose Your Own Roofer

You have the right to choose your own roofer. Insurance companies cannot force you to use their preferred contractor.

Why you should choose Imroofs for insurance claims:

• We have worked with every major insurer in BC

• We know the documentation requirements

• We speak directly to your adjuster

• We provide detailed estimates that adjusters accept

• We complete the work to our quality standards, not the insurer’s minimum standards

Do not sign anything with an insurer’s preferred contractor until you get a second opinion.

Real Claim Examples from Surrey Homes

Example 1: Windstorm damage – Guildford (2024)
Damage: Windstorm with 90 km/h gusts tore off 200 square feet of shingles on south slope. Roof age: 12 years. Insurance: BCAA. Deductible: $1,000.Result:Coveredassuddenandaccidental.Fullrepaircost:$2,800. Insurance paid $1,800.Homeownerpaid$1,000 deductible. Premiums increased 8 percent the following year.

Example 2: Fallen tree – South Surrey (2023)
Damage: Large fir branch fell through cedar shake roof during storm. Penetrated decking into bedroom. Roof age: 18 years. Insurance: Intact. Deductible: $1,500.Result:Covered.Totalreplacementofdamagedsection:$4,200. Insurance paid $2,700.Homeowneralsoclaimedinteriordamage(drywall,paint,flooring)aspartofsameclaim-additional$6,000 paid.

Example 3: End-of-life roof denied – Newton (2024)
Damage: Multiple leaks after heavy rain. Roof age: 24 years. Insurance: Cooperators. Deductible: $1,000.Result:Denied.Adjusterdetermineddamagewasfromwearandtear,notacoveredperil.Homeownerpaid$14,000 out of pocket for full replacement. Could have avoided claim filing and premium increase by not claiming at all.

Common Reasons Roof Insurance Claims Are Denied in BC

Know these before you file.

Roof age over 20-25 years
Many policies have a roof age exclusion. Read your policy. If your roof is near end of life, do not file a claim for minor damage.

Gradual leak vs sudden event
A leak that has been staining your ceiling for months is gradual damage. Insurance denies this. A leak that started during last night’s storm is sudden. Insurance covers this.

Lack of maintenance
If moss has lifted shingles for years and you never treated it, insurance may deny based on “failure to maintain.”

Improper installation
If the previous roofer installed flashing incorrectly and it failed, insurance denies. This is a workmanship issue, not an insured peril.

Wind speeds below policy threshold
Some policies require wind speeds above 80 km/h to cover wind damage. Check your policy. We can provide historical weather data from Environment Canada to support your claim.

After the Claim – Working With Your Roofer

Once your claim is approved, we schedule your repair or replacement.

For repair claims (isolated damage):

• We complete work within 1-2 weeks

• We match shingle color as closely as possible

• We provide final photos for your insurer

• You pay your deductible to us; insurer pays the balance directly or reimburses you

For replacement claims (full roof):

• We complete work within 2-4 weeks (weather permitting)

• You choose materials (we provide upgrade options if you want to pay the difference)

• We handle all permit requirements

• You pay deductible; insurer pays balance

Our 10-year workmanship warranty applies to all insurance claim work. If the repaired area fails, we fix it at no charge.

FAQ

1. Will my insurance premiums go up if I file a roof claim?

Likely yes, but the increase depends on your claim history and insurer. Typical increase: 5-15 percent for 3-5 years after a single claim. Two claims in 3 years: 20-40 percent increase or non-renewal. Calculate: A $1,000increaseinpremiumsover5yearscosts$5,000. If your claim payout is $3,000,younetlost$2,000. That is why we recommend not claiming small damage.

2. How long do I have to file a roof insurance claim in BC?

Most policies require you to file within 30-90 days of the damage occurring. Do not wait. Document immediately. File within 1-2 weeks.

3. Can I keep the insurance payout and not repair the roof?

No. Your insurance policy requires you to repair the damage with the payout. If you do not repair, your insurer may cancel your policy or deny future claims. Also, an un-repaired roof will cause more damage and cost more later.

4. Does ICBC handle roof insurance claims?

No. ICBC handles auto insurance only. Home insurance in BC is provided by private insurers: BCAA, Intact, Cooperators, TD, Aviva, Wawanesa, and others.

5. What if my claim is denied?

You have the right to appeal. Request the denial in writing. Ask for the specific policy exclusion cited. Provide additional documentation from your roofer. File a complaint with the BC Financial Services Authority if you believe the denial is unfair. We can provide a second inspection report to support your appeal.

Your Next Step

If your roof has storm damage, do not call your insurance company yet.

Call 236-838-9577 first. We will:

• Inspect your roof for free

• Document all damage with photos

• Give you a written estimate

• Tell you honestly whether to claim or pay out of pocket

• Speak to your adjuster if you decide to claim

• Complete the repair or replacement to our quality standards

We have worked with every major insurer in BC. We know the system. We will help you maximize your payout and minimize your premium increase.

Call 236-838-9577 for a free roof inspection and insurance claim consultation.

We serve all Surrey neighborhoods: Fleetwood, Guildford, Newton, Cloverdale, South Surrey, Whalley, and North Surrey.

Imroofs – your advocate for fair insurance claims. No pressure. No hidden fees. Just honest advice.