| Scenario | Affected area | Category / Class | Repair rate | Contents | Mitigation | Deductible | Limit | Estimated payout |
|---|---|---|---|---|---|---|---|---|
| Kitchen supply leak | 220 sq ft | 1 / 2 | $30/sq ft | $2,800 | 12 hrs @ $70 | $500 | $20,000 | $7,900 |
| Washer overflow | 480 sq ft | 2 / 3 | $38/sq ft | $6,500 | 22 hrs @ $80 | $1,000 | $30,000 | $18,600 |
| Basement backup | 650 sq ft | 3 / 4 | $42/sq ft | $9,000 | 30 hrs @ $95 | $2,500 | $25,000 | $22,500 |
Example payouts are illustrative and may differ from real claim outcomes.
- RepairCost = Area × RepairRate × CategoryMultiplier × ClassMultiplier × RoomFactor
- ContentsLoss = ContentsValue × (1 − Salvage%) × (1 − Depreciation%)
- MitigationCost = MitigationHours × MitigationRate
- ALE = Days × DailyCost
- Subtotal = RepairCost + ContentsLoss + MitigationCost + Mold + ALE
- OverheadProfit = Subtotal × O&P%
- GrossClaim = Subtotal + OverheadProfit
- NetAfterDeductible = max(GrossClaim − Deductible, 0)
- EstimatedPayout = min(NetAfterDeductible, PolicyLimit)
Multipliers reflect typical increases for contamination and drying complexity. Tune rates and hours to match contractor bids and invoices.
- Measure affected square footage and count impacted rooms.
- Select water category and loss class based on conditions.
- Enter repair rate from contractor estimates or regional averages.
- Estimate contents value at risk, plus salvage and depreciation.
- Add mitigation hours and rates from the restoration invoice.
- Include mold testing and temporary living costs if applicable.
- Enter deductible and policy limit, then calculate.
- Download CSV or PDF to share with your adjuster.
Build an itemized scope before discussing settlement
Start with a measurable scope: affected square footage, rooms impacted, and water category. This calculator converts those drivers into an estimated repair allowance using adjustable rates and complexity multipliers. Pair the output with photos, moisture readings, and contractor notes to align facts, pricing, and timing.
Separate emergency mitigation from reconstruction costs
Most claims include extraction, drying, monitoring, and equipment charges. Enter mitigation hours, labor rate, emergency fees, and rentals so you can compare invoices against the estimate. Keeping mitigation and rebuild line items separate helps explain why early spending reduces secondary damage and later rework.
Use ACV, RCV, and depreciation to plan cash flow
ACV models depreciation and may reduce the first payment. RCV reflects replacement pricing and can create a recoverable holdback when policy terms allow. Adjust depreciation percentages for realistic scenarios, then use the charts to understand timing gaps while repairs are completed.
Test limits, sublimits, and deductibles with scenarios
Outcomes change when limits apply to dwelling, contents, lodging, or mold. Input coverage caps and deductible settings to see how the estimated payout shifts. The payment factor supports conservative planning. A clear limit-gap estimate highlights where endorsements, receipts, or better scope documentation can matter.
Export summaries that support negotiation and auditing
Insurers often request organized proof. Use the CSV for spreadsheet review and the PDF for a shareable summary with charts. Track revisions after each adjuster call, contractor bid, or supplemental discovery. Consistent exports help defend scope changes, validate reasonableness, and reduce avoidable delays.
For best results, reconcile this estimate with a written scope, dated photos, and vendor invoices. Document pre-loss condition and any hidden damage discovered during teardown to support supplements.
When comparing offers, focus on scope completeness, not only totals. Verify line items for baseboards, cabinetry, flooring transitions, and drying-related demo. If your policy requires prompt notice or mitigation steps, note dates and actions taken. Organized records reduce disputes and speed approvals for supplemental payments.
1) What repair rate should I enter?
Use a local unit cost that matches your finishes and labor market. If unsure, compare two contractor bids and choose a mid-range rate for planning.
2) When should I choose ACV instead of RCV?
Choose ACV for a conservative estimate or when your policy pays ACV first. Use RCV when replacement cost coverage applies and depreciation may be recoverable.
3) Do mitigation costs count as repairs?
They are related but distinct. Mitigation covers drying and stabilization to prevent further damage. Reconstruction covers removing and replacing damaged materials. Separating them improves invoice review and discussions.
4) How do deductibles apply in this tool?
You can apply the deductible to the total covered amount or dwelling only. The calculator subtracts it after caps and the payment factor, then reports estimated payout.
5) Why is there a “limit gap” estimate?
If estimated costs exceed limits or sublimits, the uncovered portion becomes a potential gap. The tool highlights that difference so you can confirm coverage and document scope changes.
6) Is this a substitute for an adjuster or legal advice?
No. It is a planning and documentation calculator. Policy language, exclusions, and adjuster scope decisions control outcomes. Use it to organize inputs and compare scenarios.