Enter Details
How to Use
- Enter roof area and unit cost, or provide a total replacement cost.
- Add optional line items like tear-off, permits, and emergency work.
- Set coverage basis, deductible type, and any overall coverage limit.
- Provide roof age and depreciation settings to estimate ACV.
- Press Calculate to see payout, out-of-pocket, and charted totals.
- Download CSV or PDF from the results card when needed.
Formula Used
- Base Cost = (Total override) OR (Area × Unit Cost)
- Pre-Op/Tax = Base Cost + Line Item Extras
- O&P = Pre-Op/Tax × (O&P %)
- Tax = (Pre-Op/Tax + O&P) × (Tax %)
- RCV = Pre-Op/Tax + O&P + Tax
- Depreciation % = min(Age × Rate, Cap)
- Depreciation = (RCV × Depreciable Portion) × Depreciation %
- ACV = max(RCV − Depreciation, 0)
- Covered = min(Coverage Basis, Coverage Limit)
- Payment = max(Covered − Deductible, 0)
Example Data Table
| Scenario | RCV | ACV | Deductible | Possible Payment | Out-of-Pocket |
|---|---|---|---|---|---|
| Shingles, moderate age | $18,500 | $13,680 | $1,000 | $17,500 | $1,000 |
| Older roof, higher depreciation | $22,300 | $12,265 | $1,500 | $20,800 | $1,500 |
| Coverage limit constrains payment | $27,900 | $20,088 | $1,000 | $24,000 | $3,900 |
Replacement cost drivers you must capture
Roof claims are mostly won or lost on scope detail. Area, material class, pitch, and complexity create the base estimate, then line items move the total. Tear-off often scales with layers, while decking replacement scales with damaged percentage. Ridge, valley, skylight, chimney, and solar detach costs commonly add meaningful dollars to the final invoice.
RCV versus ACV settlement timing
Replacement Cost Value estimates what it costs to restore today. Actual Cash Value subtracts depreciation from the depreciable portion. Many RCV settlements pay an initial ACV amount, then release recoverable depreciation after documented completion. This calculator shows both amounts so budgets reflect cash flow, not only the final settlement.
Deductibles, wind and hail, and percent bases
Deductibles can be flat or percentage based. Wind or hail events often apply a separate percentage deductible tied to dwelling limit, covered amount, or RCV. Percent bases change the deductible materially when limits are high. Use the loss cause selector to model which deductible applies and compare resulting out-of-pocket exposure quickly.
Sublimits and coinsurance reduce eligible coverage
Even when the roof scope is valid, sublimits can cap ordinance and law upgrades, debris removal, or emergency mitigation. Gaps become owner cost unless endorsements raise limits. Coinsurance can further reduce eligible payment when carried limits fall below required thresholds. The calculator estimates a coinsurance factor and highlights potential penalties.
Using the chart views for faster decisions
The overview chart compares the cost build against settlement values. The waterfall visualizes how base, extras, inflation, overhead, and tax combine into RCV. The payment split shows how deductible and gaps compete with insurer payment. Use these visuals to explain pricing to stakeholders and prioritize documentation that supports recoverable items. This approach supports consistent estimating: start with measurable quantities, apply transparent multipliers, and document photos, measurements, and invoices. When limits constrain payment, the report clarifies the shortfall so homeowners can plan reserves or financing without surprises. Track orders and keep receipts for supplements every time.
FAQs
1) What inputs matter most for a roof claim estimate?
Roof area, material, pitch, complexity, and tear-off layers drive cost. Add decking percentage, valleys, ridge, skylights, and permits for accuracy. Then apply deductible, limits, and depreciation to estimate payout.
2) Why can ACV be much lower than RCV?
ACV subtracts depreciation from the depreciable portion of the scope. Older roofs, higher depreciation caps, and higher depreciable portions reduce ACV. RCV reflects today’s replacement price before depreciation.
3) How does wind and hail deductible change results?
Many policies use a separate wind or hail deductible, often a percentage. The basis may be dwelling limit, covered amount, or RCV. A small percent can exceed a typical flat deductible quickly.
4) What is recoverable depreciation in this calculator?
It is the difference between total possible payment and the initial ACV-style payment estimate. If your policy allows recovery, the tool applies the recoverable percentage so you can see how much may be released after completion.
5) Why do sublimits create out-of-pocket costs?
Sublimits cap specific categories like ordinance upgrades, debris removal, or emergency mitigation. When actual costs exceed those caps, the gap reduces eligible coverage and increases owner-paid amounts.
6) How should I use the charts during a claim?
Use the waterfall to explain how RCV is built. Use the overview to compare cost build versus payment values. Use the payment split to highlight deductible and gaps when discussing budgets and documentation.