Roofing Storm Damage Insurance Claim Estimator

Screen the insurance claim economics on a storm-damage roof. Stacks contractor scope (RCV), roof-age depreciation by material class (asphalt 5%/year, metal and tile 2%/year, single-ply membrane 4%/year, capped at 80% of RCV), policy form (ACV-elected versus RCV-elected), deductible (percent of dwelling coverage or flat dollar amount), expected claim approval probability, and Xactimate-convention contractor scope mark-up (industry-standard 10% overhead + 10% profit on storm-damage scope when three or more trades are involved). Outputs gross RCV settlement, gross ACV settlement, depreciation holdback (released on work-complete documentation under RCV-elected coverage), net settlement after deductible, the settlement under the elected policy form, and the probability-weighted expected settlement. Surfaces a recommended approach based on roof age and policy form. Tool, not advice — insurance is a regulated profession; final outcomes depend on policy language, adjuster scope, carrier supplemental-claim posture, and the state regulatory framework (Florida F.S. 627.7152 AOB rules; Texas Insurance Code Chapter 542 prompt-pay statute with 18% penalty interest; Colorado HB-23-1273 deductible-rebate prohibition; California SB-824 post-wildfire non-cancellation moratorium).

Calculator

Adjust the inputs below; the result updates instantly.

Roof

Roof age (years)

Roof material class

Roofing material class. Determines the depreciation schedule applied under ACV settlement and the depreciation-holdback amount under RCV settlement.

Scope

Contractor scope (RCV) cost ($)

Policy

Deductible type

Most residential property policies use either a percent-of-dwelling-coverage deductible (common in hail and wind-prone states, typically 1-5% of Coverage A) or a flat dollar deductible (typically $1,000-$5,000). Hurricane and named-storm deductibles are commonly percentage-based and stacked separately.

Flat deductible amount ($)

Dwelling coverage (Coverage A) ($)

Deductible percentage (%)

Policy form election

ACV (Actual Cash Value) policies pay the depreciated value of the loss; RCV (Replacement Cost Value) policies pay the full replacement cost but typically hold back the depreciation amount until the work is documented complete. RCV-elected coverage commands a 15-30% premium over ACV-elected coverage.

Claim

Expected claim approval probability (%)

Contractor scope mark-up (O&P) (%)

Expected settlement (probability-weighted)

23,375.00

Settlement under elected policy form: $27,500.00
Net RCV settlement (after deductible): $27,500.00
Net ACV settlement (after deductible): $9,500.00
Gross RCV settlement (before deductible): $30,000.00
Gross ACV settlement (before deductible): $12,000.00
Depreciation on RCV scope: $15,000.00
Depreciation holdback under RCV: $18,000.00
Deductible amount: $2,500.00
Contractor mark-up (O&P): $5,000.00
Recommended approach: RCV-elected policy on an older roof — initial ACV settlement is small; depreciation holdback is large and is released only after work is documented complete. Verify the policyholder is positioned to bridge cash flow until holdback release.
Summary: On a 12-year-old asphalt roof under RCV-elected policy form: RCV scope $25,000 + 20.0% contractor mark-up ($5,000) = $30,000 gross RCV. Depreciation at 5.0%/year over 12 years (capped at 80.0%): $15,000 (60.0% of RCV). Gross ACV: $12,000. Deductible: $2,500. Net RCV settlement: $27,500; net ACV settlement: $9,500. Depreciation holdback under RCV: $18,000 (released on work-complete documentation). Settlement under elected RCV form: $27,500; expected settlement at 85.0% approval probability: $23,375. Recommended approach: RCV-elected policy on an older roof — initial ACV settlement is small; depreciation holdback is large and is released only after work is documented complete. Verify the policyholder is positioned to bridge cash flow until holdback release. This is a screening estimate of claim economics; insurance is a regulated profession and the final outcome depends on policy language, adjuster scope, carrier supplemental-claim posture, and the state regulatory framework (e.g. Florida F.S. 627.7152 AOB rules; Texas Chapter 542 prompt-pay statute; Colorado HB-23-1273 deductible-rebate prohibition; California SB-824 post-wildfire non-cancellation).

Tools to go with this

Running storm-damage roofing? The claim economics are a multi-state regulatory map — get the playbook before you take assignment.

Fennec Press's roofing storm-damage bundle includes the Xactimate scoping worksheet, the ACV-versus-RCV settlement modeler, the multi-state AOB and assignment statute matrix (Florida F.S. 627.7152, Texas Insurance Code Chapter 542, Colorado HB-23-1273, California SB-824, and 12 additional states), the contractor 3-trade O&P documentation kit, the supplemental claim filing template library, and the public adjuster versus contractor scope-handling decision tree — built for roofing owner-operators, claim handlers, and the insurance professionals and attorneys who advise them.

Open Fennec Press roofing storm-damage bundle→

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Published by

The Fennec Lab Editorial Team

Statute-cited · Unit-tested

Reviewed against: Xactimate pricing platform (the dominant property-claim scope-and-pricing platform, monthly regional unit-price updates) industry pricing convention; insurance industry actual-cash-value depreciation schedule by roofing material (asphalt 5%/year capped at stated life; metal 2%/year; tile 2%/year; single-ply membrane 4%/year); industry-standard 10% overhead + 10% profit (O&P) loading on storm-damage scope when the 3-trade threshold is met; ACV versus RCV policy-form mechanics under ISO HO-3 and HO-5 standard residential property forms; Florida F.S. 627.7152 Assignment of Benefits (AOB) statute (2019 and 2022 reforms); Texas Insurance Code Chapter 542 Prompt Payment of Claims Act (18% statutory penalty interest on insurer-delayed payments); Colorado HB-23-1273 (deductible waiver/rebate prohibition on storm-damage roofing); California SB-824 (post-wildfire one-year non-cancellation and renewal protections); NAIC and AM Best insurance industry actuarial reference data

Last reviewed: 2026-05-17

How this calculator works

This is a screening estimate of the insurance claim economics on a storm-damage roof. The calculator takes the roof age, the roof material class, the contractor scope at replacement cost value (RCV), the policy deductible (percent of dwelling coverage or flat dollar amount), the policy form (ACV-elected versus RCV-elected), the expected claim approval probability, and the contractor scope mark-up (Xactimate-convention overhead-and-profit loading). It produces gross RCV and ACV settlements, the net settlement after deductible, the depreciation holdback under RCV (released on work-complete documentation), the settlement under the elected policy form, and a probability-weighted expected settlement. The output is a TOOL, NOT ADVICE — insurance is a regulated profession; final outcomes depend on policy language, adjuster scope, carrier supplemental-claim posture, and the state regulatory framework.

The framework — Xactimate, ACV-versus-RCV, multi-state regulation

Four reference frameworks bound every storm-damage roof claim.

Xactimate pricing platform. Xactimate (a Verisk Xactware product) is the dominant property-claim scoping and pricing platform. Insurance adjusters and restoration contractors both quote scope at Xactimate-published unit pricing, which is updated monthly by region. Scope items, productivity factors, and material pricing in Xactimate underlie the industry-standard scope-pricing convention used in this calculator. The "contractor scope at RCV" input should match the Xactimate-priced scope the adjuster will validate against.

ACV versus RCV settlement mechanics. ACV (Actual Cash Value) is RCV minus depreciation. RCV (Replacement Cost Value) is full replacement cost without depreciation. Most modern residential property policies are RCV-elected — the carrier pays the full RCV in two installments: an ACV first installment and a depreciation holdback released after work-complete documentation. ACV-elected policies (commonly chosen on older roofs to reduce premium) pay only the depreciated value; the policyholder absorbs the depreciation gap.

Depreciation schedule by material. Insurance industry convention: asphalt shingle 5% per year (capped at the rated material life), metal 2% per year, tile (concrete and clay) 2% per year, single-ply membrane 4% per year. Total depreciation is typically capped at 80% of RCV (carriers maintain a 20% residual value floor by convention).

Multi-state regulatory framework. Florida F.S. 627.7152 governs Assignment of Benefits (AOB) on residential property claims; the 2019 and 2022 statutory reforms restricted AOB scope and limited attorney's fee shifting. Texas Insurance Code Chapter 542 (Prompt Payment of Claims Act) imposes 18% statutory penalty interest on insurer-delayed payments. Colorado HB-23-1273 makes deductible waivers/rebates a felony on storm-damage roofing. California SB-824 imposes a post-wildfire one-year non-cancellation moratorium and renewal protections. These statutes shape claim handling in their respective jurisdictions and operators must consult licensed insurance professionals in each operating state.

Inputs explained

Roof age and material class. Drives the depreciation calculation. Asphalt depreciates at 5%/year (so a 15-year-old asphalt roof has 75% depreciation), metal and tile at 2%/year, single-ply membrane at 4%/year. Total depreciation is capped at 80% of RCV.

Contractor scope (RCV) cost. The Xactimate-priced replacement cost of the repair or replacement, BEFORE O&P mark-up. Should match the scope the adjuster will validate.

Deductible. Either a flat dollar amount (typical $1,000-$5,000) or a percent of dwelling coverage (typical 1-5% in hail and hurricane states). Hurricane and named-storm deductibles are commonly percentage-based.

Policy form. RCV-elected (typical, pays full RCV in two installments) or ACV-elected (pays only depreciated value). The premium delta between ACV and RCV is typically 15-30% — RCV is the more expensive policy form but the more favorable settlement form on older roofs.

Claim approval probability. Well-documented storm-damage claims with clear hail or wind causation run 80-95% approval probability. Claims with debatable causation (wear-and-tear, manufacturing defect, prior damage) run 50-70%.

Contractor scope mark-up (O&P). Overhead-and-profit loading on the RCV scope. Industry-standard is 10% overhead + 10% profit (20% combined) when the scope involves three or more trades (the "3-trade rule"). Single-trade scope may support only 10% or no O&P depending on carrier.

Industry benchmarks — settlement scenarios

Newer roof under RCV-elected coverage. Small depreciation, full RCV settlement after deductible, modest holdback released on work-complete documentation. Typical residential storm claim.

Older roof under RCV-elected coverage. Large depreciation, small ACV first installment, large depreciation holdback. The policyholder must bridge cash flow between first settlement and holdback release — the contractor's payment terms must factor this in.

Older roof under ACV-elected coverage. Large depreciation, small ACV settlement, NO holdback (the depreciation amount is forgone). Common on older roofs where the homeowner elected ACV to reduce premium; the depreciation gap is the policyholder's out-of-pocket exposure to bring the roof back to current condition.

Newer roof under ACV-elected coverage. Less common election; small depreciation gap. The deductible is the primary policyholder out-of-pocket item.

Roof at or past stated material life. ACV settlement near zero (depreciation capped at 80% of RCV by convention; carriers maintain a 20% residual value floor). The deductible may exceed the ACV settlement, in which case the policyholder receives nothing under ACV. RCV-elected coverage still pays full RCV minus deductible, but the holdback is the full depreciation amount and the work-complete documentation requirement is the only path to release.

State regulatory framework — the operative constraints

Florida — F.S. 627.7152 (Assignment of Benefits). Restricts AOB scope, requires specific contract language, imposes pre-suit notice procedures, and limits attorney's fee shifting. Florida operators commonly contract direct-to-homeowner rather than via AOB after the 2019 and 2022 reforms.

Texas — Insurance Code Chapter 542 (Prompt Pay). 18% statutory penalty interest plus attorney's fees on insurer-delayed payments. The most aggressive prompt-pay statute in the country; insurers commonly settle Texas claims at the carrier's exposure rather than risk Chapter 542 penalty.

Colorado, Texas, Florida, Minnesota — Deductible-rebate prohibitions. Roofing contractors cannot waive, rebate, or pay the policyholder deductible on storm-damage roofing work. Colorado HB-23-1273 elevated violation to a felony.

California — SB-824 (Post-wildfire non-cancellation). One-year non-cancellation moratorium and renewal protections following declared wildfire emergencies. Affects renewal pricing and availability on California roof claims following declared events.

Code-upgrade coverage (Ordinance and Law). Most policies include Ordinance and Law coverage at 10-25% of Coverage A, which funds code-upgrade items (ice-and-water shield where prior install lacked it, drip edge, ventilation upgrades) the standard RCV does not cover. The calculator does NOT model Ordinance and Law separately; the operator should request it explicitly on claims with code-upgrade scope.

What this calculator does NOT model

This is a screening claim estimator, not a full claim-handling system. It does NOT model the supplemental claim cycle (re-run with updated RCV after a supplemental is filed). It does NOT model the public adjuster fee (deduct 10-15% from net settlement if engaged). It does NOT model Texas Chapter 542 prompt-pay penalty (outcome of carrier behavior, not policy economics). It does NOT model the Florida AOB contract framework. It does NOT model Ordinance and Law code-upgrade coverage. It does NOT model matching-statute claims (some states require carriers to pay for matching shingles on undamaged slopes when partial replacement creates visible mismatch). It does NOT model time-value-of-money on long-tail claim resolution. It does NOT compute the contractor's net profit on the claim (O&P is a gross loading, not net margin). It does NOT model named-storm or hurricane deductible stacking. For comprehensive claim handling, the estimate this calculator produces is the starting point for a full review with a licensed insurance professional in the operating state.

Sources

This calculator is built against the following references:

Xactware (Xactimate) pricing platform — Verisk Xactware property-claim scoping and pricing platform; monthly regional unit-price updates.
Insurance industry depreciation convention — asphalt 5%/year, metal 2%/year, tile 2%/year, single-ply membrane 4%/year; 80% depreciation cap (20% residual value floor).
Xactimate O&P convention — 10% overhead + 10% profit on storm-damage scope when the 3-trade threshold is met.
ISO HO-3 and HO-5 standard residential property forms — ACV versus RCV settlement provisions and depreciation holdback mechanics.
Florida F.S. 627.7152 — Assignment of Benefits statute (2019 and 2022 reforms).
Texas Insurance Code Chapter 542 — Prompt Payment of Claims Act (18% statutory penalty interest).
Colorado HB-23-1273 — deductible waiver/rebate prohibition on storm-damage roofing (felony).
California SB-824 — post-wildfire non-cancellation moratorium and renewal protections.
NAIC — Model property insurance forms and state regulatory reference data.
NAPIA — National Association of Public Insurance Adjusters professional standards and state-by-state licensed-adjuster directory.

Last reviewed: 2026-05-17 against Xactimate pricing convention (current), Florida F.S. 627.7152 (post-2022 reforms), Texas Insurance Code Chapter 542 (current), Colorado HB-23-1273 (enacted 2023), California SB-824 (enacted 2018), and NAIC model HO-3 and HO-5 forms (most-recent edition).

ACV (Actual Cash Value) is the depreciated value of the loss — replacement cost minus depreciation for age, wear, and condition. RCV (Replacement Cost Value) is the full replacement cost without depreciation. Most modern residential property policies are written as RCV-elected — the insurer pays the full RCV scope, but in two installments: an initial ACV payment at first settlement and a depreciation "holdback" payment released after the work is documented complete. ACV-elected policies (less common, typically chosen to reduce premium on older roofs) pay only the depreciated value; the policyholder absorbs the depreciation gap. The calculator outputs both settlement scenarios so the operator can see the gap.

Insurance industry depreciation convention by roofing material: asphalt shingle 5% per year (capped at the rated material life, typically 20-30 years — at which point the roof is fully depreciated and ACV settlement is near zero); metal roofing 2% per year (longer effective life); tile (concrete and clay) 2% per year (very long effective life, sometimes 75-100 years); single-ply membrane (TPO, EPDM) 4% per year. The calculator caps total depreciation at 80% of RCV to prevent ACV from going to zero on extremely old roofs — most carriers maintain a 20% residual value floor by convention.

Overhead-and-profit (O&P) is the contractor's loading on the trade scope under Xactimate-convention pricing. Industry-standard is 10% overhead + 10% profit on the trade total (sometimes expressed as a 20% combined loading). Most carriers support full 20% O&P when the scope involves three or more trades (the "3-trade rule" — roofing + gutters + flashing repair commonly qualifies; roofing alone may not). Single-trade scope may support only the 10% overhead component or no O&P depending on carrier and policy. The calculator treats the O&P as a single input the operator sets; the policy-by-policy nuance is outside the screening estimate. For complex claims, the contractor should document scope at the trade level and request O&P explicitly with reference to the 3-trade threshold.

A supplemental claim is filed after the original adjuster scope when the contractor identifies damage or code-upgrade items the adjuster missed. Common supplemental triggers: missed slopes on a multi-slope roof, missed accessories (drip edge, ridge vent, valley metal), missed code-upgrade requirements (ice-and-water shield required by current IRC where prior install did not have it, drip edge required by current code, ventilation upgrades required to maintain manufacturer warranty), additional damage discovered during tear-off (deck rot, structural reinforcement). Supplemental claim approval rates run 60-80% in the well-documented case (photo documentation, measurement documentation, code-citation documentation). The calculator does NOT model supplemental claims separately; the operator should re-run the calculator with the updated RCV scope after a supplemental is filed.

Florida F.S. 627.7152 governs Assignment of Benefits on residential property claims. The 2019 and 2022 statutory reforms restricted AOB scope, limited the attorney's fee shifting that historically incentivized contractor-driven litigation, and require specific contract language and pre-suit notice procedures. Practically: a Florida contractor taking AOB on a residential roof claim must use compliant contract language (the statute itself enumerates required provisions), provide the pre-suit notice before filing suit on a coverage dispute, and operate within the post-reform fee-shifting framework that is far less favorable to the contractor-assignee than pre-2019 law. Many Florida operators have shifted away from AOB toward direct-to-homeowner contracting; the calculator does not model the AOB-versus-direct-contract decision but the regulatory framework is the operative constraint on Florida storm-damage roof claim handling.

Texas Insurance Code Chapter 542 (Prompt Payment of Claims Act) imposes statutory deadlines on insurer claim handling: 15 days to acknowledge a claim, 15 days (extendable to 45) to accept or reject, 5 days to pay accepted claims. Insurer delay beyond the statutory deadlines triggers 18% per annum penalty interest on the delayed amount plus reasonable attorney's fees. This is the most aggressive prompt-pay statute in the country and creates meaningful negotiating leverage for Texas policyholders and their representatives. Insurers commonly settle Texas claims at the carrier's exposure rather than risk the Chapter 542 penalty exposure on delayed payment. The calculator does not directly model the Chapter 542 penalty (it is an outcome of the carrier's behavior, not the policy economics), but Texas roofing operators should understand the framework as a settlement-leverage tool.

Colorado HB-23-1273 and similar statutes in Texas (Texas Insurance Code 27.02), Florida (F.S. 489.147), Minnesota, and several other hail-prone states prohibit roofing contractors from waiving, rebating, or paying the policyholder deductible on storm-damage roofing work. The statutes are direct responses to a contractor practice from the 2010s where contractors would advertise "we pay your deductible" as a sales pitch, then mark up the bid to recover the deductible from the carrier — effectively shifting the deductible cost from the policyholder to the carrier in a way that defeats the deductible's purpose (aligning policyholder incentives with the carrier). Violation is typically a misdemeanor; Colorado HB-23-1273 elevated it to a felony. The calculator includes the deductible as a policyholder out-of-pocket item; the operator must not waive or rebate it in regulated states.

Under an RCV-elected policy, the carrier pays the claim in two installments. The first installment is the ACV amount (RCV scope minus depreciation, minus deductible). The carrier holds back the depreciation amount until the work is documented complete — typically requiring the policyholder to submit final invoices, photos of completed work, and sometimes a contractor lien waiver. Once the documentation is submitted and the carrier validates the work was performed, the depreciation holdback is released as the second installment. The holdback can be substantial — on a 15-year-old asphalt roof with $25,000 RCV scope, the depreciation is $18,750 (5% × 15 years × $25,000), which means the policyholder receives only $6,250 at first settlement (before O&P and deductible) and must complete the work to access the remaining $18,750. This creates a meaningful cash-flow constraint that the contractor must factor into payment terms.

A public adjuster is a state-licensed claim professional who represents the policyholder (not the carrier or contractor) on property claims. Public adjusters typically charge 10-15% of the settlement amount. They are most useful when: the carrier adjuster scope undercounts damage materially, the claim involves complex code-upgrade or matching issues, the carrier is denying or partial-denying coverage, the claim is large enough to support the 10-15% fee. They are less useful on small, clean storm-damage claims where the contractor scope is well-documented and the carrier adjuster validates it within Xactimate convention. NAPIA (National Association of Public Insurance Adjusters) maintains a state-by-state directory of licensed public adjusters. The calculator does not model the public adjuster fee; if the policyholder engages one, deduct 10-15% from the net settlement.

This is a screening claim estimator, not a full claim-handling system. It does NOT model the supplemental claim cycle (the operator should re-run with the updated RCV after a supplemental is filed). It does NOT model the public adjuster fee (deduct 10-15% from the net settlement if a public adjuster is engaged). It does NOT model the Texas Chapter 542 prompt-pay penalty (an outcome of carrier behavior, not policy economics). It does NOT model the Florida AOB contract framework or the regional contract-language requirements. It does NOT model code-upgrade coverage triggers (most policies include Ordinance and Law coverage at 10-25% of Coverage A, which funds code-upgrade items the standard RCV does not cover). It does NOT model matching-statute claims (some states require carriers to pay for matching shingles on undamaged slopes when partial replacement creates visible mismatch). It does NOT model the time-value-of-money on long-tail claim resolution. It does NOT compute the contractor's net profit on the claim (the scope mark-up is a gross loading, not a net margin). For comprehensive claim handling, the estimate this calculator produces is the starting point for a full claim review with a licensed insurance professional in the operating state.

Resources

Links marked sponsoredmay earn The Fennec Lab a commission. They do not affect the calculator's output. See disclosures.

Xactware (Xactimate) — property claim estimating platform — Xactware (a Verisk company) operates Xactimate, the dominant property-claim scoping and pricing platform used by insurance adjusters and restoration contractors. Monthly regional unit-price updates underlie the industry-standard scope-pricing convention for storm-damage roofing claims.
NAPIA — National Association of Public Insurance Adjusters — The trade association for public adjusters — state-licensed claim professionals who represent the policyholder (not the carrier or contractor) on property claims. Useful counterpart when the contractor scope and the carrier adjuster scope diverge materially.
Florida F.S. 627.7152 — Assignment of Benefits statute — Florida's Assignment of Benefits statute governs how a contractor takes assignment of a residential property claim from the homeowner. The 2019 and 2022 reforms restricted AOB scope, limited attorney's fee shifting, and require specific contract language and pre-suit notice procedures.
Texas Insurance Code Chapter 542 — Prompt Payment of Claims — Texas's Prompt Payment of Claims Act imposes 18% statutory penalty interest on insurer-delayed claim payments plus attorney's fees. The most aggressive prompt-pay statute in the country and a meaningful negotiating leverage on Texas roof claims.
Colorado HB-23-1273 — Roofer Disclosure and Deductible — Colorado statute prohibits roofing contractors from waiving or rebating the policyholder deductible on storm-damage roofing work. Felony violation. Similar prohibitions exist in many hail-prone states.
NAIC — Model Property Insurance Forms — The National Association of Insurance Commissioners publishes model property-insurance forms (HO-3, HO-5, HO-6) that underlie most state-approved residential property policies, including the ACV and RCV settlement provisions.