Key numbers
The U.S. saw 50% more hail claims in 2023 than in any of the previous four years, per Verisk (Verisk (ISO ClaimSearch), 2023).
| 62% | Homeowners policies accounted for 62% (1,711,094) of U.S. hail loss claims from 2017 to 2019. Source: National Insurance Crime Bureau, 2017-2019 |
|---|---|
| 46% | Catastrophe claims made up 46% of U.S. homeowners claims across all perils in 2023, the highest share in seven years, per LexisNexis. Source: LexisNexis Risk Solutions, 2023 |
A roof insurance claim summary is your adjuster’s estimate of what it costs to repair the storm damage, laid out as one spreadsheet per area of the property and a summary page that adds them up. To find what your insurer will pay in total, add the replacement cost value (RCV) on every summary page, subtract your deductible, and subtract any non-recoverable depreciation. The first check is smaller because recoverable depreciation is held back until the work is done. The rest of this guide explains each section and column, with a worked example and a list of roof lines to check.
Why claim summaries look the way they do
Almost every insurer builds its estimates in Xactimate, a component-based pricing program with regional price lists that are updated regularly. Each repair is broken into separate lines: removing the old shingles, the underlayment, the new shingles, each vent, painting a pipe jack. Labor and materials are combined in each line’s unit price, which is why you will not see them split out. Insurers tailor the layout, so one company’s summary can look quite different from another’s, but the math underneath is the same.
The sections: elevations, other structures and contents
- Dwelling, by elevation. The house is split into the roof plus each side of the house, called “elevations” (front, right, rear, left). An elevation means a side of the house, not a floor. Everything damaged on that side, such as gutters, screens and paint, is listed in that side’s spreadsheet. You can walk around the house with the summary in hand and check each side in order.
- Interior rooms, if water came in.
- Other structures, sometimes labeled “Appurtenant structures”: detached garages, sheds, fences, gazebos.
- Contents: damaged personal property such as patio furniture, grill covers or a mailbox.
- Base service charges and haul-off, sometimes listed at the end to cover small repairs that would not justify a trip at line-item prices.
The columns, left to right
| Column | What it means |
|---|---|
| Description | The component and the action: remove, replace, detach and reset, paint. |
| Quantity | The measured amount and unit: SQ (100 sq ft of roof), LF (linear feet), SF (square feet), EA (each). |
| Unit price | Labor and material for one unit, from the regional price list. |
| Tax and O&P | In newer layouts, sales tax on materials and any general contractor overhead and profit per line. Older layouts show them only on the summary page. |
| RCV | Replacement cost value: quantity times unit price, plus tax and O&P. |
| Depreciation | The amount held back for age and wear. Brackets around it usually mean non-recoverable. |
| ACV | Actual cash value: RCV minus depreciation. This is what the first check is based on. On an ACV roof policy, it is also the last. |
Overhead and profit is added when a job needs a general contractor to coordinate several trades. Our guide to general contractor overhead and profit explains when insurers include it.
The summary page, with a worked example
The summary page totals every section. Some insurers print separate summaries for the dwelling, other structures, contents and code upgrades; if yours does, add them together. Here is how a typical roof and gutter claim adds up (example figures):
| Line | Amount |
|---|---|
| Replacement cost value (RCV) | $18,400 |
| Less recoverable depreciation | $5,200 |
| Actual cash value (ACV) | $13,200 |
| Less deductible | $2,000 |
| Net claim: your first check | $11,200 |
| Paid after the work is invoiced | $5,200 |
| Total from your insurer | $16,400 |
The roof costs $18,400. Your insurer pays $16,400 across two checks and you pay the $2,000 deductible. If any depreciation were non-recoverable, you would subtract it as well. Many Colorado policies now carry a wind and hail deductible written as a percentage of coverage, so check your declarations page for the real figure. Read more on what your deductible covers.
Roof lines to check before you sign a contract
Compare the roof section with your contractor’s scope. Differences are usually about what is included, not unit prices. Look for:
- Squares and waste. Does the measured area match a satellite or hand measurement, and is a waste allowance added?
- Tear-off of every layer. In El Paso County, PPRBD requires all existing layers to be removed before new asphalt shingles go on. Two layers on the roof means two layers of tear-off.
- Underlayment and ice barrier. PPRBD requires an ice barrier on homes above 7,000 feet of elevation, from the eave to at least 24 inches inside the exterior wall. PPRBD prints the property’s elevation on the permit receipt.
- Drip edge, starter and ridge cap as separate lines.
- Every vent, pipe jack and flashing on the roof, and any paint on them.
- Permit and code items, which may be marked “if incurred”.
- Gutters, downspouts and screens on each elevation.
If something is missing, your contractor can document it so you can ask the insurer for a revised estimate, called a supplement. Get the revised claim summary in writing before work starts. Our line-by-line guide to understanding a roofing estimate covers the contractor’s side.
Getting help with your claim summary
A contractor may not adjust your claim, and Integrity does not. What we do is read the summary with you, compare it with what we found on the roof, and make sure nothing gets missed in the scope. Integrity Roofing and Painting is veteran-owned and family-run since 1990, an Owens Corning Platinum Preferred contractor with 650+ Google reviews. If you have T-lock shingles, read how T-lock roofs are treated in a claim before you compare scopes, and our roofing and insurance FAQ covers the questions we hear most. Book a free inspection in Colorado Springs, Denver or Austin, or call (719) 488-2800, (303) 209-0152 or (512) 610-5897. Next step in the claim: the full claim process, step by step, or your options if the adjuster denies roof damage.
For a printable version you can mark up page by page, use our scope of loss checklist.
Sources: PPRBD Reroofing Guidelines (tear-off of all layers, ice barrier above 7,000 feet); Colorado Division of Insurance, consumer advisory on wind and hail deductibles; Texas Department of Insurance, Home insurance guide (replacement cost and actual cash value).
