| Scenario | Structure | Contents | Days Rent Loss | Daily Rent | Deductible | Notes |
|---|---|---|---|---|---|---|
| Minor water leak | $4,800 | $600 | 7 | $75 | $1,000 | Cleanup and drying equipment included. |
| Kitchen fire | $22,500 | $2,400 | 30 | $95 | $2,500 | Higher depreciation on older fixtures. |
| Storm roof damage | $15,300 | $0 | 10 | $85 | $1,500 | Permit fees and sales tax vary by county. |
- Repair subtotal: Repair = Structure + Cleanup + Overhead + Profit
- Sales tax: Tax = (Repair + Contents) × Tax%
- Rent loss: RentLoss = Days × DailyRent × Coverage%
- Gross loss: Gross = Repair + Contents + Tax + RentLoss + Other
- Depreciation (simplified): ACV = (Repair + Contents) × (1 − Dep%)
- Coinsurance factor: Factor = min(1, Insured ÷ (Coinsurance% × RCV))
- Payout: Payout = max(0, min(TotalLimit, Covered×Factor) − Deductible)
- Out-of-pocket: OOP = max(0, Gross − Payout) + Fees
- Enter repair and cleanup estimates from contractors or invoices.
- Set rent loss using lease rent and expected downtime days.
- Use depreciation based on age and settlement basis.
- Confirm limits and deductible from your declarations page.
- For coinsurance policies, enter insured amount and RCV.
- Calculate to see payout, out-of-pocket, and Plotly charts.
- Export CSV or PDF to keep consistent documentation.
Claim Inputs That Drive Payout Variance
Rental property claims often swing widely because small input changes compound. Repair scope, mitigation speed, and unit downtime interact with policy caps. This calculator separates structure, contents, rent loss, taxes, and other expenses so you can see which lever moves the net payout the most. Use contractor bids and rent ledgers to reduce guesswork.
Repair Pricing, Overhead, and Profit Assumptions
Many estimates apply contractor overhead and profit as percentages on repair plus mitigation. If overhead is 10% and profit is 10%, a $10,000 repair and $1,000 cleanup becomes $12,100 before tax. Keeping these fields explicit helps compare bids and understand why final invoices exceed initial material-and-labor totals. When you receive a change order, re-run the calculation to test budget impact.
Depreciation and Settlement Basis Effects
Depreciation reduces the paid amount for older items under actual cash value treatment. A 12% depreciation on $20,000 of combined repair and contents lowers the covered portion by $2,400 before limits. If your policy settles on replacement cost after repairs, this estimate is conservative for planning and cash-flow timing. Track the age of roofs, flooring, and appliances to justify lower or higher depreciation rates.
Limits, Deductible, and Coinsurance Pressure
Coverage limits create hard ceilings by category, and the deductible subtracts directly from the covered result. Coinsurance can further reduce payment when insured amount is below the required percentage of replacement cost value. For example, 80% coinsurance on a $200,000 RCV requires $160,000 insured; $150,000 insured yields a 0.9375 factor. This reduction applies before the total policy cap, so underinsurance can be costly.
Using Charts to Prioritize Claim Documentation
The component chart highlights whether rent loss or repair dominates. When rent loss is large, document lease terms, vacancy dates, and habitability notices. When repairs dominate, prioritize photos, moisture readings, itemized invoices, and permit receipts. Exported summaries support consistent conversations with owners, adjusters, and contractors. Over time, saving CSV files creates a history that can improve renewal discussions and risk controls.
FAQs
Does this estimate match an insurer’s final payment?
No. It is a planning estimate based on your inputs. Actual settlement depends on adjuster scope, covered causes of loss, depreciation schedules, endorsements, and documentation quality.
How should I choose a depreciation percentage?
Use an age-and-condition estimate for the damaged components. Newer roofs, flooring, and appliances generally depreciate less. If your policy pays replacement cost after repairs, treat depreciation here as a conservative cash-flow assumption.
What does the coinsurance factor do?
If insured amount is below the required percentage of replacement cost value, the factor reduces the covered amount. Enter policy limits and a realistic rebuild estimate to see if underinsurance could materially lower payment.
Is loss of rent always covered at 100%?
Not always. Coverage may be limited by percentage, waiting periods, maximum days, or required proof of occupancy. Adjust the rent coverage field and limit to reflect your declarations and any endorsement language.
Why can sales tax feel inconsistent across estimates?
Some jurisdictions tax materials but not labor, and some repairs use mixed rates. This calculator applies a simplified blended rate. If you know taxable materials only, reduce the tax percentage to approximate the effective rate.
What should I export and save for records?
Export CSV for spreadsheets and trend tracking, and PDF for sharing with owners or contractors. Save the supporting bids, invoices, photos, and rent ledgers alongside the exported summary for a complete claim file.