Free Tool
Roof Depreciation Calculator: What Will Insurance Pay (ACV)?
The first insurance check on a roof claim often comes in thousands below the estimate, and depreciation is usually why. Put in your roof's age, the replacement estimate and your deductible to see the actual cash value, the first check, and how much more a replacement cost policy should pay once the new roof is on.
Interactive Tool
Roof Depreciation & ACV Calculator
Enter the replacement cost from an estimate, your roof's age and the expected life your roofer or adjuster uses. The calculator shows the actual cash value, the first insurance check and, on a replacement-cost policy, the depreciation you can recover after the work is done.
Depreciation
$8,640
Actual cash value
$9,360
First check
$5,860
Total after repairs
$14,500
A 12-year-old roof on a 25-year life is 48% used up, so $8,640 of the $18,000 estimate is depreciation (about $720 a year). The first check is $5,860; the remaining $8,640 is recoverable depreciation, usually released once you send proof the roof was replaced.
Estimate only. Adjusters use their own depreciation tables, may depreciate labor differently from materials, and some policies limit how much they depreciate. Your declarations page shows whether the roof is covered at replacement cost or actual cash value - see ACV vs. replacement cost in Texas.
Where to find your numbers
- Replacement cost: the total on your roofer's estimate or the adjuster's estimate (look for “RCV”).
- Roof age: your closing documents, the permit record, or the year built on your county appraisal record if the roof is original.
- Expected life: the life the adjuster used, if it's on the estimate. Otherwise ask your roofer what is typical for your material.
- Deductible and coverage type: your declarations page. A percentage wind/hail deductible can be converted to dollars with the hail deductible calculator.
ACV vs. replacement cost on a Texas roof
With replacement cost coverage, depreciation is a timing gap: you get it back after the work is done. With actual cash value roof coverage, depreciation is a permanent cut. More Texas policies now cover older roofs at actual cash value, so it is worth checking which one you have before a storm, not after.
Read the full explanation in actual cash value vs. replacement cost, and see how roof age affects Texas homeowners insurance.
Official Texas claim resources
The Texas Department of Insurance explains how to document a roof claim and what to do if you disagree with the settlement.
- Texas Department of Insurance: after a hail or windstorm
Step-by-step claim tips after hail or wind damage, including documenting damage and deadlines.
- Texas Department of Insurance: if you disagree with your insurer
Options when a claim is denied or underpaid, including appraisal and filing a complaint.
- Texas Department of Insurance: roofing and insurance, know the law
Texas rules on roofing contracts, deductibles and what a contractor may not do on your claim.
Questions
How do insurance companies depreciate a roof?
Most start from the cost to replace the roof today and subtract wear based on age and expected life. A roof halfway through its expected life is often depreciated by about half. Each insurer uses its own schedule, and some depreciate materials and labor differently.
What is recoverable depreciation?
On a replacement cost policy, the insurer usually pays the actual cash value first and holds back the depreciation. Once the roof is replaced and you send the final invoice, it releases the rest. That held-back amount is recoverable depreciation.
How much will insurance pay for a 15-year-old roof?
It depends on your policy. On a replacement cost policy you can eventually collect the full estimate minus your deductible. On an actual cash value roof, a 15-year-old roof on a 25-year life is 60% depreciated, so the claim pays roughly 40% of the estimate minus the deductible.
Is there a deadline to claim recoverable depreciation?
Many policies set a time limit for finishing repairs and claiming the held-back amount. The deadline is in your policy, so check it before you schedule the work.
Can I dispute the depreciation on my roof claim?
Yes. Ask the adjuster for the depreciation breakdown, compare the age and condition they used with your records, and use the appraisal clause or a TDI complaint if you still disagree.