Reading your roof insurance estimate, line by line

On Triad roofs, check whether the estimate includes ice and water barrier in valleys and along eaves where the local code or the shingle manufacturer requires it, and whether steep charges apply on two-story homes.

Where the numbers come from

Short answer: many insurers and roofers use Xactimate, Verisk's estimating software, which prices each line from regional price lists.

Those prices are a starting point. If your roofer's price is higher because of material costs or a hard job, ask them to explain it in writing so you can send it to the adjuster.

Key terms on the page

• Line item: one task, such as "tear off composition shingles," with a code.
• Unit: squares (100 sq ft) for roofing, linear feet for edges and ridge, "each" for vents and boots.
• Waste: extra material for cuts; more for hips, valleys and dormers.
• RCV: full replacement cost.
• Depreciation: reduction for age and condition.
• ACV: RCV less depreciation.
• Deductible: subtracted from the payment.
• O&P: general contractor overhead and profit when several trades are needed.

Spotting what is missing

Short answer: lay a licensed local roofer's estimate beside the insurer's and check every line and measurement.

Check that all slopes are listed, including porch roofs, the garage and dormers. Check layers (some older Triad homes have two), pitch, and ridge, hip and valley footage. On slate or tile, check that the right material and labor are listed rather than asphalt shingles.

Items that often need a second look

How to request a supplement

Short answer: put each added item in writing with proof, send it with your claim number, and keep a copy.

1. List the missing or changed items.
2. Attach photos, measurements, code sections or manufacturer instructions, and pricing.
3. Send it to the adjuster by email with the claim number.
4. If the work will cover something up, have it photographed and ask whether the insurer wants to see it first.
5. Ask for a written answer by a date.

Your roofer can document and price the work. Only you, or a licensed public adjuster you hire, should negotiate the claim itself; ask any contractor who offers to do it whether they hold a public adjuster license.

How the money comes in

Short answer: on many replacement cost policies, first a check for ACV minus your deductible, then the withheld depreciation after the work is done.

Example (illustration): RCV $15,000, depreciation $5,500, deductible $1,500. First payment: $8,000. After the roof is finished and invoiced, the insurer would release the $5,500, for $13,500 in total. On an ACV roof, the $5,500 is not paid. Ask for your policy's deadline to claim depreciation.

When the estimates are far apart

Ask the adjuster and your roofer to go over the differences together. Most gaps come down to measurements, layers, code items or prices. If you still disagree, ask for a reinspection and see what to do about a low estimate.

Slate and older Triad homes

Short answer: if your roof is slate, the estimate should price slate, slate labor and copper or other suitable flashing, not asphalt shingles.

Historic homes in Fisher Park, Irving Park and Westerwood in Greensboro and in Winston-Salem's West End can have slate roofs that last generations when maintained. Repairing them takes specialized labor, and finding matching salvaged or new slate can take time. Ask a slate roofer to write the estimate and to explain sourcing and matching in writing.

Many older Triad houses also have board (plank) decking instead of plywood, or a second layer of shingles. Both change the tear-off and decking lines, so ask your roofer to photograph them at an edge before the adjuster visits.

HOA rules and the estimate

If your neighborhood's HOA requires a certain shingle line or color, send the adjuster a copy of the rules with your roofer's estimate. That helps when the insurer prices a cheaper product or a partial repair that would not meet the rules.

Keep the North Carolina deadlines in view

Supplements and reinspections can stretch on. Remember the 60-day proof of loss unless extended and the three-year limit from the storm date, and keep dated records of every exchange.

A sample estimate for a Triad roof

Here is how the roofing section of an insurance estimate might look for a two-story house with a laminated shingle roof. The quantities are only an example.

Depreciation on an older roof

If your policy pays replacement cost, the first check usually holds back depreciation, which you can recover after the work is done. Ask how the adjuster calculated it: what age they used for the roof, what life expectancy and whether labor was depreciated. If they guessed the age, send the permit record, invoice or a dated photo. If the policy pays actual cash value on the roof, the depreciation is not paid back, so the age matters even more. See ACV versus replacement cost.

Gutters, siding and other items

Hail and wind often damage more than shingles. Check that the estimate covers dented gutters and downspouts, damaged window screens, siding, the HVAC fins, fences and sheds, if they were hit. These may appear under "Other structures" or separate rooms on the estimate.

Questions for your roofer about their estimate

• Is it itemized so I can match it to the insurer's, line by line?
• Which items are required by the building code or the shingle manufacturer?
• Did you measure the roof or use a report, and can I have a copy?
• What happens if you find rotten decking during tear-off, and how will you charge for it?
• Which of your prices are higher than the insurer's, and why?