Storm damage versus wear and tear
Homeowners policies generally cover roof damage from a sudden, specific event — wind, a fallen tree limb, a storm. They generally do not cover a roof that has simply reached the end of its service life. An insurer sending an adjuster is checking which one they are looking at, and so should you before you file anything.
The two ways a claim gets paid
Actual cash value (ACV) pays what the roof was worth right before the damage — replacement cost minus depreciation for its age. An older roof depreciates a lot, so an ACV payout on a fifteen-year-old roof can be a fraction of what a new one costs.
Replacement cost value (RCV) pays what it actually costs to replace the roof with a new one, regardless of the old roof's age. Some RCV policies pay the ACV amount first and release the remaining depreciation once the work is actually completed and documented.
The difference between the two, on the same roof, is routinely thousands of dollars. It is worth knowing which one your policy uses before you need it, not after.
Questions worth asking your insurer directly
- Does my policy pay actual cash value or replacement cost value for roof claims?
- Is there a separate roof depreciation schedule or a percentage cap that applies specifically to roofing?
- Does the age or material of my current roof affect what I would be paid?
- What documentation do you require to release the depreciation holdback on an RCV policy?
Where a contractor fits into this, and where he does not
A roofer can document damage and give an adjuster an itemized scope so the claim is priced accurately. Negotiating the claim itself, or representing you to your insurer, is the work of a licensed public adjuster — a different profession with its own state licensing requirement. Be cautious of anyone offering to handle your insurance claim as part of a roofing pitch.