Wear and Tear Exclusion

Key takeaways

• A wear and tear exclusion bars coverage for damage that results from normal deterioration, aging, or lack of maintenance.
• Insurers expect owners to anticipate and absorb predictable losses; insurance covers sudden, unforeseen perils.
• Many disputes arise when an insurer attributes damage to wear and tear rather than a covered event.
• Policy language — including any “anti-concurrent cause” wording — affects whether combined causes are covered.

What it is

A wear and tear exclusion is a clause in property or casualty insurance that excludes losses caused by normal use, aging, or gradual deterioration. Examples include worn brake pads, aging roof shingles, or corroded pipes. Because these losses are predictable, they are typically the policyholder’s responsibility, not the insurer’s.

How it works in practice

• Auto insurance typically covers collisions and other sudden events, not replacement of components that naturally wear out (brake pads, belts, water pumps).
• Homeowners and commercial property policies often exclude damage stemming from poor maintenance, preexisting conditions, manufacturing defects, or faulty installation.
• Insurers may deny or reduce claims by asserting the loss resulted from wear and tear rather than a covered peril (for example, blaming preexisting roof deterioration after a storm).

Common points of contention

• Older properties and deferred maintenance are frequent sources of dispute. Insurers may argue that storm or disaster damage was actually aggravated by prior deterioration.
• Roof and structural damage claims commonly trigger scrutiny over the property’s age and maintenance history.
• Disagreements can escalate when inspection reports conflict with later claims handling or denials.

Anti-concurrent cause language

Some policies include “anti-concurrent cause” or similar lead-in clauses stating that when covered and uncovered perils combine, the insurer will not pay for the loss. Where such language is absent, many courts have held that if a covered peril contributes to the loss—even alongside an excluded cause—the loss may be covered in full. Policy wording matters: whether a combined cause is covered depends on the specific language and applicable law.

What you can do to reduce risk

• Maintain your property and document it: keep receipts, photos, maintenance logs, inspection reports, and dates of repairs or replacements.
• Set aside funds (self-insure) for predictable repairs and periodic replacements like roofs, HVAC systems, and major appliances.
• Review policy exclusions and endorsements before buying; consider additional coverages (e.g., flood, sewer backup, equipment breakdown) where appropriate.
• Before filing a claim, gather evidence to show an event caused the damage (timestamped photos, weather reports, repair invoices, independent inspections).

If you disagree with a denial

• Ask for a written explanation of the denial and the specific policy language relied upon.
• Get an independent adjuster or professional inspection to document the cause and timeline of damage.
• Use your insurer’s appraisal or dispute resolution process if available.
• If negotiations fail and you suspect unfair handling, consult an attorney experienced in insurance claims; bad-faith litigation is sometimes pursued where an insurer wrongfully denies coverage.

Conclusion

Wear and tear exclusions shift responsibility for predictable deterioration to the property owner. Careful maintenance, thorough documentation, understanding policy language, and proactive risk management reduce the chance of a dispute and improve your position if a claim is denied.