That “five minute inspection” thing drives me nuts too. I’ve watched adjusters do a quick lap and miss stuff like lifted shingles or hail dents you can only see from certain angles. I started taking my own photos after a neighbor’s claim got denied for “insufficient damage”—even though you could see daylight through his attic after the storm.
Bringing your own roofer along is a solid move, especially if you trust them to point out things an adjuster might overlook. It’s not a guarantee, but it helps keep everyone honest. One thing I’d add: if your roof is older (mine was 18 years when I filed), the insurance company will almost always try to factor in depreciation. That “actual cash value” payout can be a shock—my check barely covered half the replacement cost after deductible and depreciation.
If you’re in a spot where you can upgrade to replacement cost coverage, it’s worth looking into before the next storm season. Not always cheap, but it saved my cousin a ton when his 12-year-old roof got totaled by hail last spring.
Yeah, that “actual cash value” payout is a rude awakening—been there myself. I get why insurance companies factor in depreciation, but it feels like you’re getting shortchanged, especially if you’ve kept up with maintenance. Replacement cost coverage isn’t cheap, but in hail-prone areas it’s probably worth the extra. One thing I’d add: some policies sneak in higher deductibles for wind or hail, so it pays to double-check the fine print before storm season rolls around. Learned that the hard way...
One thing I’d add: some policies sneak in higher deductibles for wind or hail, so it pays to double-check the fine print before storm season rolls around. Learned that the hard way...
That’s a fair warning, but I’d actually push back a bit on the idea that higher wind/hail deductibles are always a “gotcha.” In my experience managing multi-unit properties, those deductibles are often spelled out pretty clearly—just not always in the spot you’d expect. It’s usually a separate endorsement or even a percentage-based deductible (like 2% of dwelling coverage), which can be a shock if you’re used to flat dollar amounts.
I get the frustration with actual cash value (ACV) payouts, especially when you’ve kept everything in good shape. But from an insurer’s perspective, ACV is about aligning payout with the remaining useful life of the asset. If you’ve got a 15-year-old roof and it gets trashed by hail, they’re not going to pay for a brand new one unless you’ve specifically paid for replacement cost coverage. It’s not really about maintenance—it’s just math based on age and expected lifespan. That said, I’ve seen some carriers offer “roof settlement upgrades” for an extra premium, which can be a middle ground if full replacement cost is out of budget.
One thing I don’t see mentioned much: sometimes those higher wind/hail deductibles can actually lower your overall premium. For properties where claims are rare, it might make sense to accept a higher deductible and bank the savings. Of course, if you’re in a hail alley (like central Texas), that’s riskier. But for folks in less storm-prone areas, it’s worth running the numbers.
Also, don’t overlook endorsements that exclude cosmetic damage to metal roofs. I had a client furious after a hailstorm because their policy only covered functional damage—not dents or dings that didn’t cause leaks. That’s another one buried in the fine print.
Bottom line: there’s no one-size-fits-all answer here. Replacement cost is great if you can swing it, but sometimes tweaking deductibles or endorsements makes more sense depending on your risk tolerance and budget. Just make sure you know exactly what your policy says before the next big storm rolls through...
That’s a really solid breakdown. I’ve seen people surprised by that “2% of dwelling coverage” deductible too—easy to miss if you’re just looking at the declarations page.
I always tell folks, don’t just check the main numbers—dig into those endorsements, especially if you’ve got an older roof or live somewhere with wild weather swings. It’s a pain, but it beats finding out after the fact.“It’s usually a separate endorsement or even a percentage-based deductible (like 2% of dwelling coverage), which can be a shock if you’re used to flat dollar amounts.”
That 2% deductible can really catch people off guard, especially if you’re in a higher-value home. I’ve seen folks with $400k coverage get hit with an $8,000 deductible after hail—definitely not pocket change.
Out of curiosity, has anyone here actually had to file a claim and deal with a percentage-based deductible? I’m wondering if insurers are flexible at all, or if it’s pretty much set in stone once you sign.“It’s a pain, but it beats finding out after the fact.”
