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Replacement cost or actual cash value, on a roof

Two policies can carry the same limit and settle a roof claim tens of thousands of dollars apart. The clause that decides it is one line long.

A single-storey house with a hipped roof, surrounded by mature trees

Of all the lines in a Florida home policy, the roof settlement basis is the one that most often surprises people at the worst moment, and it is almost never discussed at the point of sale.

The two bases

Replacement cost value pays what it costs to put a new roof on, subject to your deductible. Actual cash value pays that figure minus depreciation for the age and condition of the covering. On a roof with most of its life behind it, depreciation is not a rounding error. It can be the majority of the claim.

A policy written on actual cash value for the roof and replacement cost for everything else is common in Florida, and it is not a defective policy. It is a cheaper policy, and the saving is real. What matters is knowing that is the trade you made, rather than discovering it from an adjuster.

Finding out which one you have

It is on the declarations page, though rarely under a heading that says so plainly. Look for a roof surfacing endorsement, a windstorm loss settlement provision, or a schedule that treats the roof separately from Coverage A. If you cannot find it in a few minutes, that is not you being careless; the language is genuinely obscure.

Bring the declarations page in and we will find it, tell you which basis you are on, and price the alternative if the roof is young enough for replacement cost to be available. On an older covering it often is not, at any price, which is itself worth knowing before a storm rather than after.

Speak with someone who will still be here at renewal.

(239) 544-0950

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