The insured is covered by an AAIS #3 coverage form and sustained wind and hail damage to an outbuilding on insured property, as well as the main residence. However, damage to the outbuilding roof is in question. The roofing shingles on this building are clearly in excess of the normal life expectancy for the product (asphalt shingles). The adjuster has estimated they are approximately forty years old and advised just walking on the shingles to inspect for damage. Damage from the storm has caused many to simply fall apart. The insured had not reported any problems with the roof until the storm. There is no evidence to suggest any prior leaks inside the building. Is a new roof the obligation of the insurer?

North Carolina Subscriber

Wear and tear and deterioration are excluded under the policy, and it certainly sounds like you've got significant wear and tear/deterioration on the roof of the other structure. However, there is damage to the roof that must be covered, and that damage is repaired at replacement cost. Repairing just the damaged areas is going to leave the roof mismatched, and since the insured must be returned to preloss condition, that of having a matching roof, the carrier needs to replace the entire roof.