Holes in an Asbestos-Cement Roof: What to Do Before You Repair Them

Holes in an asbestos-cement roof need a licensed abatement or roofing contractor experienced with asbestos-containing materials — this is not a general handyman job, and cutting or breaking the panels without proper containment can create a health hazard. Before any repair, photograph and document the holes and their likely cause (storm, falling limb, age, prior repair failure). If the damage was sudden — wind, hail, impact, a fallen tree — it may be a covered insurance event, separate from the repair itself. That's worth checking before contractors disturb the material.

How this affects your insurance claim

If those holes appeared or worsened after a storm, wind event, falling debris, or another specific incident, the cost of repair — including any required asbestos abatement — may be something your homeowners or commercial property policy is meant to help with. But once panels are removed, patched, or replaced, the evidence of how and when the damage happened is gone. Documenting the holes, their pattern, and the likely cause now protects your ability to make that case later, whether or not you end up filing.

What to do now

• Photograph every hole and cracked panel from multiple angles, including wide shots showing the whole roof slope
• Note the approximate date you first noticed the damage and any storm or event around that time
• Do not walk on, sweep, pressure-wash, or attempt to seal the panels yourself — disturbed asbestos-cement can release fibers
• Keep any fallen or broken panel pieces in a safe, undisturbed location rather than discarding them
• Get a written assessment from a licensed asbestos abatement or roofing contractor before any cutting, patching, or tear-off begins
• Hold off on full repair or replacement until the cause and extent of damage are documented

What the insurance company will need

• Close-up and wide photos of every hole, crack, or missing panel
• Photos showing debris, tree limbs, or hail on or near the roof if applicable
• Weather data or storm reports for the date damage is believed to have occurred
• Any prior roofing inspection, repair, or maintenance records
• Written assessment or estimate from a licensed asbestos/roofing contractor
• Copy of your current policy, including any asbestos or hazardous materials endorsements
• Photos or records of the roof's condition from before the suspected damage, if available
• Any interior signs of leaking (ceiling stains, attic moisture) linked to the holes
• Correspondence with your insurer if a claim has already been opened

What your insurance may or may not cover

Whether an insurer treats this as a covered loss depends on what caused the holes, when it happened, and the specific language in your policy — including any asbestos or "hazardous materials" exclusions or endorsements. Sudden, identifiable events like wind or impact are treated differently than gradual deterioration, age-related brittleness, or long-term wear, which are commonly excluded. The presence of asbestos-containing material can also trigger separate abatement-cost provisions or exclusions that vary significantly by policy.

What could reduce or defeat the claim

The most common dispute on aging asbestos-cement roofs is causation: insurers often argue the holes result from age, brittleness, or wear-and-tear rather than a specific covered event, especially if the roof is decades old (as most asbestos-cement roofing now is). Lack of photo evidence tied to a specific storm date, prior undocumented repairs, and general maintenance neglect can all be used to reduce or deny the claim. Asbestos abatement costs may also face separate scrutiny or exclusion language.

Should you file a claim?

If the holes trace to a specific storm, impact, or sudden event and the repair involves meaningful abatement or panel replacement cost, it's worth having the loss reviewed before you commit to repairs. If the roof is simply old, has been patched repeatedly over the years, or the damage is minor and clearly wear-related, this may fall to routine maintenance rather than an insurance claim — an adjuster review can tell you which situation you're in before you spend on a claim that isn't there.

How a public adjuster helps in this situation

Public Loss Adjusters does not perform roofing repair or asbestos abatement. What the firm does is investigate the likely cause and timeline of the damage, document the roof's condition and extent of the holes, determine what your specific policy language allows for this type of covered event and material, prepare a detailed estimate that accounts for abatement and replacement costs, and present and negotiate that claim with your insurer on your behalf — so the repair decision is backed by a properly documented, fairly valued claim.

When you may not need a public adjuster

If the roof damage is clearly the result of age and gradual deterioration with no identifiable event, or if the repair cost is minor and well below your deductible, a public adjuster review may not change the outcome — in that case, going straight to a qualified abatement contractor may be the more practical path.

Frequently asked questions

How do I repair holes in an asbestos roof?

Repairs to an asbestos-cement roof should be handled by a licensed roofing or abatement contractor experienced with asbestos-containing materials, since cutting or breaking the panels improperly can release fibers. Before any repair begins, it's worth documenting the holes and their likely cause, since that evidence may matter for an insurance claim.

Can you patch a hole in an asbestos-cement roof panel?

In some cases small holes can be patched, but this depends on the panel's condition and local regulations around disturbing asbestos-containing material. A licensed abatement contractor can advise whether patching or full panel replacement is appropriate.

Is it dangerous to fix a hole in an asbestos roof myself?

Yes — breaking, drilling, or sweeping asbestos-cement panels without proper containment can release asbestos fibers into the air, which is a health hazard. This work is generally not a DIY project.

Will homeowners insurance pay to replace an asbestos roof?

It depends on your policy, the cause of the damage, and whether the policy has asbestos or hazardous materials exclusions. Sudden damage from wind, hail, or a falling object is treated differently than gradual deterioration or age-related wear.

Does insurance cover asbestos abatement costs on a damaged roof?

Some policies address abatement or hazardous material removal costs separately, and some exclude or limit them. This varies by carrier and policy, so it needs to be checked against your specific declarations and endorsements.

What causes holes to form in an asbestos-cement roof?

Holes can result from age-related brittleness, falling tree limbs or debris, hail impact, foot traffic, or prior repairs that failed over time. The cause matters for insurance purposes because sudden events are treated differently than gradual wear.

How old do asbestos roofs usually get before they need repair?

Most asbestos-cement roofing in the U.S. was installed decades ago and is now well past typical service life, which is part of why insurers often scrutinize whether damage is age-related versus event-related.

Can I still get someone to repair an asbestos roof, or does it have to be torn off?

Depending on the extent of damage and local regulations, some asbestos-cement roofs can be selectively repaired, while more extensive damage may require full removal and abatement. A licensed contractor can assess which applies to your roof.

Should I get an inspection before repairing holes in my asbestos roof?

Yes — an inspection documents the extent and likely cause of damage before contractors disturb the material, which protects both your safety planning and any potential insurance claim.

What do I do if I find holes in my asbestos roof after a storm?

Photograph the damage from multiple angles, note the storm date, and avoid walking on or disturbing the panels. Getting the damage documented before repairs begin preserves your ability to have it reviewed as a possible insurance claim.

Is asbestos roof damage covered by insurance if it's just old age?

Damage attributed to age or gradual deterioration is commonly excluded under most property policies, though this depends on your specific policy language. This is different from sudden damage caused by a specific event.

Who can legally remove or repair asbestos roofing materials?

This generally requires a licensed asbestos abatement contractor or a roofer certified to handle asbestos-containing materials, and local or state regulations may impose additional requirements for disposal and notification.

How much does it cost to fix holes in an asbestos-cement roof?

Cost varies widely based on the extent of damage, whether abatement is required, and local contractor rates. A written estimate from a licensed contractor is the best way to get an accurate figure for your specific roof.

Can a public adjuster help with an asbestos roof claim?

Yes — a public adjuster can investigate the cause of the damage, document its extent, determine what your policy allows for this type of loss and material, and present a supported claim to your insurer. They don't perform the physical repair or abatement work.

What should I photograph before repairing an asbestos roof?

Photograph every hole and crack from close range and from a distance, any debris or storm damage nearby, and the overall condition of the roof, ideally before any contractor disturbs the panels.

Does homeowners insurance require asbestos roofs to be replaced with non-asbestos materials?

Some policies and some local building codes require that damaged asbestos roofing be replaced with modern materials rather than repaired, which can affect claim scope. This depends on your policy and local regulations.

Can hail cause holes in an asbestos-cement roof?

Yes, hail impact can crack or puncture aging asbestos-cement panels, particularly if the material is already brittle from age. Whether this is a covered event depends on your policy and the documented pattern of damage.

What happens if I repair the asbestos roof before filing an insurance claim?

Once damaged panels are removed or patched, the physical evidence of cause and extent may be lost, which can make it harder to support a claim later. It's generally safer to document damage and get a claim reviewed before repairs are finalized.

Send photos of the holes or cracked panels in your asbestos roof, along with any details about when they appeared, for a free claim review before repairs begin.

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