FC&S has had a number of questions recently regarding roof repairs. The repair of the roof is straightforward as long as the damage is from a covered cause of loss. Where the issue gets complicated is when the damaged roofing is removed, only to reveal decking underneath that is worn and that must be repaired first before the roof can be replaced.

Is the repair to the decking part of the roof repair, or does the exclusion for wear and tear override that? This is the question we have received several times this year. Let's start by looking at the actual policy language.

Homeowners Policy

In the ISO HO 00 03 Homeowners policy, the exclusion for wear and tear appears in Section I Perils Insured Against Coverage A 2. "We do not insure, however, for loss: c. Caused by: (6) Any of the following: (a) Wear and tear, marring, deterioration…". This is the only place in the policy wear and tear is mentioned. The exclusion is not preceded by the anticoncurrent causation language – in some policies, it is, which makes a difference. The exclusion has an exception for damage resulting from accidental discharge or overflow of water or steam from within a storm drain, water, steam or sewer pipe or plumbing, heating, air conditioning, sprinkler system or household appliance. In general, this exception does not come into play when there is damage to the roof decking.