Quick answer: Homeowners insurance still covers storm damage to your roof, but on many policies it no longer pays the full cost of a new roof once the roof is older. Look for three things on your declarations page: an ACV roof endorsement, a roof payment schedule, and a percentage wind/hail deductible. Each one can shift thousands of dollars to you.
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Laws and examples verified October 20, 2026. Not insurance advice.
Roof Claim Out-of-Pocket Estimator
Estimate how much of a roof replacement you would pay under your policy, and how that compares with the other two methods. Do not enter an address or policy number; neither is needed.
How the three methods are calculated here: replacement cost is the roof cost minus the deductible. Actual cash value is the roof cost times (1 minus age divided by lifespan, never below zero), minus the deductible. A payment schedule is the roof cost times your schedule percentage, minus the deductible. Real policies differ: some apply the deductible before the percentage, and adjusters set depreciation by their own method.
Three Ways Insurers Pay for a Roof
Insurers settle a roof claim one of three ways: full replacement cost, a percentage set by your roof’s age, or actual cash value after depreciation.
Which one applies to you is written in your policy, and it can be different for wind and hail than for other causes of loss.
FULL REPLACEMENT (replacement cost)
Pays what it costs to replace the roof with similar materials, minus your deductible. Many policies pay actual cash value first and release the rest after the work is done.
Your risk: lowest, once repairs are finished and documented.
SCHEDULED (payment schedule)
Pays a set percentage of the repair or replacement cost, based on your roof’s age and material.
Your risk: the percentage falls as the roof ages, and you cover the rest.
DEPRECIATED (actual cash value)
Pays replacement cost minus depreciation for age and wear, minus your deductible.
Your risk: the largest gap on an older roof.
| Method | How it works | Who usually gets it | Your risk |
|---|---|---|---|
| FULL REPLACEMENT (replacement cost) | Pays the cost to replace with similar materials, minus the deductible. Often paid in two steps: actual cash value first, then the held-back depreciation after repairs. | Newer roofs, and policies with no roof-specific limit. | Lowest, once repairs are done and documented. |
| SCHEDULED (payment schedule) | Pays a printed percentage of repair or replacement cost based on roof age and material. | Roofs past an insurer’s age cut-off, in states where the insurer uses a schedule. | Percentage drops with age; you pay the rest. |
| DEPRECIATED (actual cash value) | Pays replacement cost minus depreciation, minus the deductible. The ISO form HO 04 93 does this for wind and hail roof losses. | Often older roofs. Rough Notes reports carriers adding HO 04 93 mainly at new business when the roof age does not qualify for replacement cost. | Largest gap; depreciation is set by the adjuster’s estimate. |
Same roof, three methods. A $20,000 roof, 10 years old, with a $1,000 deductible.
FULL REPLACEMENT: you pay $1,000.
DEPRECIATED at $1,000 of depreciation a year: you pay $11,000 ($1,000 deductible plus $10,000 depreciation). This is the illustration United Policyholders uses.
SCHEDULED at a hypothetical 70%: the insurer pays $14,000 minus $1,000, so you pay $7,000.
The 70% is made up for this example. Your own percentage is in your policy.
Wind and hail are the causes of loss most often paid on these terms, and which cause damaged the roof can change which rule applies. If a tree came down on your roof, read Tree Fell on House: Who Pays. For other fine print in your policy, see Homeowners Insurance Hidden Coverages.
One top-ranking consumer page still says standard policies pay replacement cost on a roof. That is no longer a safe assumption. Rough Notes, an insurance trade publication, described changes to roof coverage in its February 2026 issue as among the most significant in homeowners insurance in decades, as carriers stopped fully replacing older roofs damaged by wind or hail.
The ACV Roof Endorsement (HO 04 93)
HO 04 93 is a standard Insurance Services Office (ISO) endorsement that makes wind and hail damage to your roof surfacing settle at actual cash value, and it contains no age-based payment schedule.
The full title is “Actual Cash Value Loss Settlement, Windstorm or Hail Losses to Roof Surfacing.” It amends the loss settlement section of the homeowners form so that a covered wind or hail loss to roof surfacing is paid at actual cash value. Losses to other parts of the house are not changed by it.
Several editions exist. Rough Notes names the 05 11, 04 16 and 03 22 editions, and an earlier 10 00 edition is on file with state rate bureaus. The wording varies between editions, and some insurers use their own equivalent form, so read the form attached to your policy.
Because the form has no schedule, there is no printed percentage to look up before a storm. How much depreciation is taken depends on the adjuster’s estimate and your state’s rules, and that is where disputes start.
The ACV roof endorsement stays on after you replace your roof. Ask to remove it.
The form text carries no condition tied to roof age or replacement, so installing a new roof does not remove it. It comes off only when the insurer takes it off the policy. Ask in writing, and keep the answer.
Rough Notes reports that carriers mostly attach the endorsement to new business when the roof’s age does not qualify for replacement cost. Section 6 covers what to do when it appears at renewal.
Roof Payment Schedules
A roof payment schedule pays a set percentage of the repair or replacement cost, and the percentage goes down as the roof gets older.
The percentage depends on the roof’s age and its material, so a shingle roof and a tile roof of the same age can be paid at different rates. Unlike plain actual cash value, the percentage is printed, which means you can work out your share before a storm.
Published examples. These come from the insurers’ own documents and are dated, not ranked or recommended.
Farm Bureau Financial Services. Its roof payment schedule (form 720-299, 05-26) applies to wind and hail damage on dwellings. It says roofs 15 years or newer may qualify for 100% replacement cost. The schedule is effective June 23, 2026, or July 23, 2026 in Iowa, and it is not applicable in New Mexico. Payments remain subject to policy provisions and deductibles. A separate “Roof Loyalty Benefit” on its website, which depends on the policy renewal date, covers some long-time customers.
Openly. A help page revised June 16, 2026 says its schedule uses two data points, roof material and age. In listed states, renewal coverage adjusts automatically from replacement cost to a roof payment schedule endorsement once the roof reaches a stated age. The schedule is not available in New Mexico or Virginia.
Allstate. United Policyholders reports that Allstate calls its option a “scheduled roof depreciation” option for wind and hail damage on older roofs and gives policyholders the schedule upfront. That report is older, so check Allstate’s current policy documents.
| Roof age | % of replacement cost (illustration) |
|---|---|
| 0 to 5 years | 100% |
| 6 to 10 years | 85% |
| 11 to 15 years | 70% |
| 16 to 20 years | 55% |
| 21 years or more | 40% |
Two things to ask about your own schedule: whether the deductible comes off before or after the percentage, and how your roof’s age is recorded after you replace it.
Find It on Your Declarations Page
Your declarations page and its list of forms and endorsements show how your roof is settled, and the seven steps below take about five minutes.
“Find It on Your Policy” Checklist
- Declarations page, Forms and Endorsements list: look for HO 04 93 or any title with “Actual Cash Value” and “Roof Surfacing.”
- Look for “Roof Payment Schedule,” “Roof Surfacing Payment Schedule,” or a table of percentages by roof age and material.
- Deductibles section: is there a separate wind/hail or hurricane deductible, and is it a percentage?
- Search for “cosmetic” in the endorsements.
- Renewal packet: find any “Notice of Change in Policy Terms” (Florida) or a summary of coverage changes.
- Ask your agent in writing:
- “How is my roof settled for wind/hail right now?”
- “What would it take to get replacement cost back?”
- “If I replace my roof, will you remove the ACV endorsement?”
- Keep records: roof installation date, permits, invoices, and recent photos.
If a percentage deductible is on your policy, many insurers show both the percentage and the dollar amount on the declarations page. The Connecticut Insurance Department asked insurers to do this because many consumers do not realize the percentage applies to the dwelling limit and not to the loss.
Cosmetic Damage and Percentage Deductibles
Two other terms can cut a roof payment even when the roof coverage itself looks fine: a cosmetic-damage exclusion and a wind/hail deductible set as a percentage.
Cosmetic-damage exclusions. These clauses refuse payment for hail or wind marks that change how the roof looks but do not stop it from keeping weather out. ISO publishes one as form HO 06 43, and insurers write their own. They are most often discussed in hail states and for dented metal roofs.
The fight is usually over what counts as cosmetic. In a Minnesota federal case about hail-dented metal roofs, the court held that such a clause turned on whether the roof still worked as a barrier today, not on whether it might fail sooner. Some states regulate these endorsements; for example, Texas filed an optional hail version tied to impact-resistant roofs.
Percentage deductibles. A percentage wind/hail deductible is a share of your dwelling coverage limit, not a share of the damage. The Connecticut Insurance Department says plainly that consumers may not understand this.
A 2% deductible on a $400,000 home is $8,000. That comes off a wind or hail claim before the insurer pays, and it grows if your dwelling coverage grows.
| Dwelling coverage | 1% | 2% | 5% | Flat $1,000 |
|---|---|---|---|---|
| $200,000 | $2,000 | $4,000 | $10,000 | $1,000 |
| $300,000 | $3,000 | $6,000 | $15,000 | $1,000 |
| $400,000 | $4,000 | $8,000 | $20,000 | $1,000 |
| $500,000 | $5,000 | $10,000 | $25,000 | $1,000 |
| $750,000 | $7,500 | $15,000 | $37,500 | $1,000 |
When Your Renewal Changes Your Roof Coverage
A renewal can change how your roof is paid, and in Florida the insurer must tell you in advance, in writing, in a notice with a specific title.
Where to look. Compare this year’s forms and endorsements list with last year’s. New names to watch for: HO 04 93 or another “Actual Cash Value” roof form, a roof payment schedule, a cosmetic exclusion, and a new percentage deductible.
Florida’s notice rule (§ 627.43141). A renewal policy may change terms, but the insurer must give you advance written notice summarizing the change. The notice must be titled “Notice of Change in Policy Terms,” and since January 1, 2025 it must be in bold type of at least 14 points.
Florida: no titled notice, no change. If the insurer does not give the required notice, the original terms stay in effect until the next renewal with proper notice, or until replacement coverage you obtained begins.
Paying the renewal premium is treated as accepting the new terms. A renewal that adds optional coverage that raises your premium cannot use the notice to add it unless you affirmatively approve.
If you think you never got the notice, ask the insurer in writing which notice it sent and when. The Florida Department of Financial Services, Division of Consumer Services, takes insurance complaints. Missing a renewal payment can end your coverage, so raise the question in writing instead of withholding payment.
Other states. Notice rules are state-specific. Check with your state insurance department before assuming a change is invalid.
Shop around. Roof terms vary by insurer. Before you switch, ask each one in writing how it settles wind and hail roof losses at your roof’s age, and compare the endorsement list, not only the price. Market context is in Insurance Companies Leaving States, and if your insurer will not renew, see Home Insurance Non-Renewal.
On any application or claim, give your roof’s true age and its true condition. Misstating either can cost you the claim and the policy.
Florida’s Roof-Age Law
Florida’s roof-age law, § 627.7011, says an insurer may not refuse to issue or renew a homeowner’s policy solely because the roof is under 15 years old, and it gives owners of older roofs an inspection route.
For a roof 15 years old or older, the insurer must let you have an inspection by an authorized inspector, at your expense, before it can require replacement as a condition of issuing or renewing. If the inspection shows 5 or more years of useful life remaining, the insurer may not refuse to issue or renew solely because of the roof’s age.
| Rule | What it says | Source |
|---|---|---|
| Roof under 15 years old | An insurer may not refuse to issue or renew a homeowner’s policy solely because of roof age. | Fla. Stat. § 627.7011 |
| Roof 15+ years old, 5+ years of useful life remaining | You may get an inspection by an authorized inspector at your expense. If it shows 5 or more years remaining, the insurer may not refuse to issue or renew solely because of age. | Fla. Stat. § 627.7011 |
| Initial payment on a dwelling | When a dwelling is insured at replacement cost, the insurer must initially pay at least actual cash value, less the deductible. On a total loss, replacement cost is paid without a depreciation holdback. Remaining amounts are paid as work is performed and expenses incurred. | Fla. Stat. § 627.7011(3) |
| Roof deductible | If a roof deductible under § 627.701(10) applies, the insurer may limit payment for the roof to actual cash value until it receives reasonable proof that you paid the roof deductible. | Fla. Stat. § 627.7011(3)(a) |
| Notice of change in policy terms | Renewal changes need advance written notice titled “Notice of Change in Policy Terms.” Paying the renewal premium is deemed acceptance. Without proper notice, original terms continue. | Fla. Stat. § 627.43141 |
| 2026 bills SB 808 and HB 815 | Would have broadened roof-age protection to property policies and treated low-slope roofs differently. Both died in committee on March 13, 2026. Current law is unchanged. | Florida Senate and House bill records |
The 2026 Florida roof bills died. Current law still applies.
SB 808 and the identical HB 815 would also have added roof consultants and roof observers as authorized inspectors. Both died in committee on March 13, 2026.
Inspections. The statute defines “authorized inspector” as certain licensed professionals, plus anyone the insurer recognizes as qualified to do a general inspection of a residential structure. Check the current definition in § 627.7011, and ask your insurer before you pay for an inspection that it will accept the inspector. Get the remaining useful life in writing and send it to the insurer.
As written, the roof-age provisions speak to issuing and renewing a policy. They do not set what percentage a roof is paid at after a loss. Read your roof endorsements for that. For coastal market context, see Hurricane Insurance: Florida and Coastal, and for nonrenewal steps see Home Insurance Non-Renewal.
Getting Paid: Recoverable Depreciation and Disputes
Under a replacement-cost policy, the insurer often pays actual cash value first and releases the withheld depreciation, called the holdback, after the work is done.
Recoverable depreciation is the holdback you can collect once the roof is repaired or replaced. Non-recoverable depreciation is a reduction you do not get back, as under an actual cash value endorsement or the unpaid share under a schedule.
To get the holdback paid:
- Read the settlement letter and find which amounts are marked recoverable.
- Find the policy’s time limit. Some policies require notice within 180 days that you intend to claim the holdback; others require the work be done within a reasonable time or a set period. Ask for the exact wording.
- Tell the insurer in writing that you intend to claim replacement cost.
- Keep the contract, permit, photos, and every invoice.
- When the work is done, send the final invoice and proof of payment and ask in writing for the holdback.
- If a deadline is close and work is delayed, ask in writing for an extension.
Time limits vary by policy and state, so treat the 180-day figure as common, not universal.
If you disagree with the estimate. Ask for the itemized estimate and how depreciation was calculated, and get your own contractor’s written estimate. Many policies contain an appraisal clause for amount-of-loss disputes; read yours. Every state insurance department takes consumer complaints.
A warning on contractors. Insurance pays for covered damage, not roof maintenance, and you owe the deductible. The Maryland Insurance Administration warns against unsolicited roof offers that mention insurance and against signing papers that let a contractor handle your claim. Check your own state’s guidance.
For small roof damage, compare the repair cost with your deductible before filing. File a Claim or Pay Out of Pocket walks through the math.
Before You Replace Your Roof
Before you pay for a new roof, ask your insurer in writing what changes on the policy once it is installed.
- Ask whether an ACV roof endorsement or payment schedule will be removed or reset, and how the new roof’s age will be recorded.
- Keep the permit, invoice, installation date, product details, and dated photos.
- Ask whether the insurer offers a discount for a new, impact-resistant or fortified roof. United Policyholders advises asking.
- Report the installation date accurately.
FAQ
Does homeowners insurance cover roof replacement?
It can, when a covered cause of loss such as wind, hail or fire damages the roof. How much it pays depends on your settlement method, your deductible and your roof’s age. Wear and maintenance are not covered.
What is a roof payment schedule?
A table in your policy that pays a set percentage of repair or replacement cost based on roof age and material. See Roof Payment Schedules.
What is the HO 04 93 endorsement?
An ISO form that settles wind and hail losses to roof surfacing at actual cash value, with no age schedule. See the ACV roof endorsement.
Can my insurer switch my roof to ACV at renewal?
In many states an insurer can change terms at renewal if it follows that state’s notice rules. In Florida it needs a “Notice of Change in Policy Terms.” Check your state’s rules and your renewal packet.
Does the ACV endorsement come off when I replace my roof?
Not by itself. The form text has no condition tied to roof age or replacement. Ask the insurer in writing to remove it.
How old can a roof be and still get full replacement?
There is no single answer. It is set by each insurer. Farm Bureau’s 2026 schedule says roofs 15 years or newer may qualify for 100% replacement cost, and Openly applies its schedule at an age that varies by state.
Is a 15-year-old roof covered?
It can be covered for wind, hail and similar losses, but the payment may be reduced by an ACV endorsement or schedule. In Florida, a roof 15 years or older can be inspected for remaining useful life.
What is Florida’s 15-year roof rule?
Florida Statutes § 627.7011 bars refusing to issue or renew solely because a roof is under 15 years old, and gives 15-year-plus roofs an inspection route. See Florida’s roof-age law.
Did Florida change its roof-age law in 2026?
No. SB 808 and HB 815 would have changed it, and both died in committee on March 13, 2026.
What is a “Notice of Change in Policy Terms”?
The titled advance written notice Florida requires when a renewal changes your policy terms. Without it, your original terms continue.
What is a cosmetic damage exclusion?
A clause that refuses payment for marks that change the roof’s look but not its ability to keep weather out. Search your endorsements for “cosmetic.”
Is hail damage to a metal roof covered?
It may be, but a cosmetic exclusion can leave dents that do not affect function unpaid. Your deductible and settlement method still apply.
What is a percentage deductible?
A deductible set as a percentage of your dwelling coverage limit, not of the loss. A 2% deductible on $400,000 is $8,000.
What is recoverable depreciation?
The part of a replacement-cost claim the insurer holds back until the work is finished. See Getting Paid.
How do I get the depreciation holdback paid?
Notify the insurer in writing that you intend to claim it, finish the work within your policy’s time limit, and send invoices and proof of payment.
Should I file a claim for a small roof repair?
Compare the repair cost with your deductible first. Our guide on filing a claim or paying out of pocket covers the trade-offs.
What if my insurer won’t renew because of my roof?
Ask for the reason in writing. In Florida, check whether the § 627.7011 inspection route applies. Other states have their own rules. See Home Insurance Non-Renewal.
Who can do a roof inspection for insurance in Florida?
An “authorized inspector” as the statute defines it, including anyone the insurer recognizes as qualified. Confirm with your insurer first.
Sources
Verified October 20, 2026. Statute text is from the 2025 Florida Statutes.
- Florida Statutes § 627.7011
- Florida Statutes § 627.43141, Notice of change in policy terms
- Florida SB 808 (2026) bill history and HB 815 (2026) bill history
- ISO HO 04 93 05 11, as filed with the North Carolina Rate Bureau
- Rough Notes, Homeowners Roof Surfacing Coverage Considerations (February 2026)
- United Policyholders, Roof Insurance: ACV Versus Replacement Cost
- Farm Bureau Financial Services, Roof Payment Schedule, form 720-299 (05-26)
- Openly Help Center, wind and hail roof settlement (revised June 16, 2026)
- Connecticut Insurance Department, Bulletin PC-33, wind and hurricane deductibles
- Texas Department of Insurance, Bulletin B-0030-98, cosmetic damage endorsements
- Law-firm summary of a federal cosmetic-damage ruling on hail-dented metal roofs
- Maryland Insurance Administration, Watch out for “free roof” offers
- Adjusters International, replacement cost holdback explained
Last updated:
Disclaimer: This article is general information, not insurance or legal advice. Your policy wording controls, so read the actual endorsement. Laws and examples were verified on October 20, 2026 and can change. Contact your insurer, your agent, or your state insurance department about your own policy.
Daniel Hayes is the founder and sole researcher at AdvoraHQ. He covers U.S. personal finance, insurance, and consumer law — working directly from IRS publications, federal and state statutes, court opinions, and SEC filings rather than secondary summaries. His focus is the gap between what readers think they know and what the source documents actually say. Daniel is not a licensed attorney, CPA, or financial advisor; his articles are educational and not personalized advice. Reach him at Daniel.Hayes@advorahq.com.
