Roofer and Insurance Adjuster: Your Guide to Storm Damage Claims from a 20-Year Roofing Contractor
I have been a licensed roofing contractor for over twenty years. I have completed more than two thousand roofing projects in the Kingwood area. I hold certifications from major manufacturers like GAF and Owens Corning. I have worked with hundreds of insurance adjusters on storm damage claims. This article comes from real experience on your neighbor's roofs, not just from a textbook.
This article exists to solve a major problem for homeowners. That problem is the confusion and stress after storm damage. You have a damaged roof. You need to file an insurance claim. You must work with an insurance adjuster. You also need to hire a trustworthy roofer. The process can feel overwhelming. This guide will walk you through every step. It will give you the knowledge to protect your home and your wallet.
The information here was gathered from hundreds of real customer projects. It uses industry data from sources like the Insurance Information Institute. It references manufacturer specifications for proper installation. It follows building codes like the International Residential Code (IRC). My recommendations are based on what actually works on the job site. They are designed to save you time, money, and frustration.
Understanding the Roles: Roofer vs. Insurance Adjuster
After a storm, you will interact with two key professionals. Understanding their different jobs is critical. This knowledge helps you manage the claim process effectively. It prevents misunderstandings that can delay your repair.
The Insurance Adjuster's Job and Goals
An insurance adjuster works for the insurance company. Their job is to assess the damage to your property. They determine if the damage is covered by your policy. They also estimate the cost to repair or replace the damaged items. The adjuster's goal is to settle the claim fairly according to the policy terms. They are not your enemy, but they are not your advocate either. They represent the insurance company's financial interests.
Adjusters follow specific guidelines for estimating repair costs. They often use software like Xactimate. This software has regional pricing for labor and materials. The adjuster's estimate is based on what they can see and document. They may not be roofing experts. They might miss hidden damage under shingles or in the attic. This is a common point of contention in roofing claims.
The Roofing Contractor's Job and Expertise
A professional roofing contractor works for you, the homeowner. Their job is to inspect your roof thoroughly. They identify all damage, both visible and hidden. They provide a detailed scope of work and a repair estimate. A good roofer understands insurance claims. They can help you navigate the process. Their goal is to restore your roof to a pre-storm condition, or better, using quality materials and workmanship.
A certified roofer has deep knowledge of materials and installation. They know local building codes. They understand how wind, hail, and water interact with a roof system. They can spot subtle signs of damage that an adjuster might overlook. Their estimate should include all necessary work: tear-off, decking repair, underlayment, shingles, flashing, vents, and cleanup.
The Step-by-Step Claim Process: From Damage to Payment
Knowing what to expect reduces anxiety. Follow this proven sequence to handle your claim smoothly. Each step builds on the last to ensure a successful outcome.
Step 1: Initial Safety and Documentation
Your first priority is safety. Do not go on your roof if it is wet, steep, or damaged. Take photos and videos from the ground. Use a zoom lens to capture shingle damage. Document damaged gutters, siding, or windows. Take pictures of any debris in your yard. Create a detailed list of all observed damage. Contact your insurance company to start a claim. They will assign an adjuster and give you a claim number.
Step 2: The Professional Roof Inspection
Before the adjuster visits, call a reputable local roofing contractor. Choose one with strong insurance claim experience. Ask them to perform a thorough inspection. A good roofer will provide a free, detailed inspection report. This report should include photos of all damage. It should note the type of damage (hail spatter, creased shingles, granule loss). It should assess the roof deck and underlayment. This report is your evidence. It helps you communicate clearly with the adjuster.
Step 3: The Adjuster's Meeting and Scope
The insurance adjuster will schedule a time to inspect your property. It is highly beneficial to have your chosen roofing contractor present. This is called a joint inspection. The roofer can point out damage the adjuster might miss. They can explain why certain repairs are necessary. They can discuss local code requirements. This collaboration often leads to a more accurate and complete scope of work from the insurance company.
After the inspection, the insurance company will send you a document. This is often called the claim estimate or scope of loss. It lists the items they agree to pay for and the dollar amounts. Review this document carefully with your roofer. Compare it to the roofer's detailed estimate. Look for missing items or underestimated quantities.
Navigating the Estimate: Depreciation, Recoverable Depreciation, and ACV
Insurance policies use specific terms for payment. Understanding these terms is crucial to understanding your final payout. Do not be intimidated by the language.
Actual Cash Value (ACV) vs. Replacement Cost Value (RCV)
Most homeowners policies are Replacement Cost Value (RCV) policies. This is important. An RCV policy should pay to replace your old roof with a new one of like kind and quality. However, the payment often comes in two parts. The first check is for the Actual Cash Value (ACV). ACV is the replacement cost minus depreciation for the age and wear of your old roof.
For example, if a new roof costs $15,000 and your old roof was 10 years old out of a 20-year lifespan, the depreciation might be 50% ($7,500). The ACV payment would be $15,000 - $7,500 = $7,500. The remaining $7,500 is called recoverable depreciation. You recover this amount after the work is complete and the insurance company receives the final invoice from your roofer.
How to Get Your Full Recoverable Depreciation
To get the full recoverable depreciation, you must complete the repairs. The work must match the scope approved by the insurance company. Your roofer must submit a final invoice to the insurance company. The invoice should show the work was done as agreed. Sometimes, if the roofer's final bill is less than the insurance estimate, you may not recover all the depreciation. Always hire a roofer who provides a detailed, line-item estimate that matches the insurance scope.
Choosing the Right Roofer for an Insurance Job
Not all roofers are equal, especially for insurance work. Your choice of contractor will make or break your experience. Follow these criteria to find a true professional.
Red Flags and Warning Signs
Be very cautious of roofers who knock on your door after a storm. These are often called "storm chasers." They may pressure you to sign a contract immediately. They might ask you to sign over your insurance check. They may offer to pay your deductible, which is illegal in Texas and considered insurance fraud. They often use subpar materials and leave town when problems arise. Avoid them.
- No Local Address or Physical Office: A legitimate local business has a verifiable address.
- Demands Upfront Payment: Reputable roofers typically require a deposit upon contract signing, with progress payments tied to material delivery and completion milestones, not the entire sum upfront.
- Vague Contracts: The contract should specify materials (brand, type, color), work scope, warranty details, start/end dates, and payment schedule.
- No Proof of Insurance: Ask for their Certificate of Insurance (COI) for both liability and workers' compensation.
Green Flags of a Trustworthy Contractor
A great roofer for insurance work acts as your guide and advocate. They communicate clearly and consistently. They are transparent about costs and processes.
- Strong Local Reputation: Look for online reviews, Better Business Bureau rating, and ask for local references.
- Manufacturer Certifications: Certifications from GAF, Owens Corning, or CertainTeed show training and access to better warranties.
- Willingness to Meet with Adjuster: They should offer to be present for the adjuster's inspection at no extra charge.
- Detailed, Written Estimates: Their estimate should mirror the insurance scope and include all necessary code upgrades.
- Knowledge of Local Building Codes: They should explain necessary upgrades, like ice and water shield in eaves or proper attic ventilation.
Common Disputes and How to Resolve Them
Disagreements between your roofer's estimate and the insurance scope are common. Do not panic. These are usually resolvable through documentation and negotiation.
Supplementing the Claim
If your roofer's estimate is higher than the insurance scope, the roofer can prepare a supplement. A supplement is a formal request for additional funds. It is based on additional damage found during tear-off or items missing from the initial scope. For example, the insurance estimate may allow for 5 sheets of plywood decking repair. During tear-off, the roofer finds 15 damaged sheets. The roofer will document this with photos and submit a supplement for the extra 10 sheets and the labor to install them.
The supplement process is normal. Your roofing contractor should handle the communication with the insurance company's desk adjuster. They will provide photo evidence and justification for the additional costs. Most legitimate supplements are approved.
When to Request a Re-Inspection or Appraisal
Sometimes, the insurance company may deny a supplement or a portion of the claim. If you and your roofer strongly disagree with the denial, you have options. First, you can request a re-inspection with a different adjuster. Provide all your documentation again.
If that fails, your insurance policy includes an appraisal clause. This is a formal dispute resolution process. You hire an independent appraiser, the insurance company hires one, and those two select an umpire. This panel reviews the evidence and makes a binding decision. This process can be time-consuming and may involve costs, but it is a powerful tool for resolving major disputes.
Real Project Case Studies and Outcomes
These examples from our project files show how the process works in real life. Names and specific addresses are omitted for privacy.
Case Study 1: The Hidden Decking Damage
A homeowner in Kingwood had hail damage. The insurance adjuster's initial scope included a full roof replacement but only allowed for 3 sheets of decking repair. During our pre-meeting, we pointed out soft spots to the adjuster. He agreed to increase it to 10 sheets. During the actual tear-off, we discovered widespread rot and water damage from an old, hidden leak. We documented it with photos and video. We submitted a supplement for an additional 22 sheets of plywood. The supplement was approved within 48 hours because the evidence was clear. The homeowner received a full, proper repair without out-of-pocket expense for the decking.
Case Study 2: The Code Upgrade Dispute
An older home needed a roof replacement after wind damage. The current building code required drip edge flashing on all eaves and rakes. The old roof did not have it. The insurance adjuster's initial estimate did not include drip edge, calling it a "code upgrade" not covered. We explained to the homeowner that most Texas policies cover code upgrades if they are required to complete the repair. We cited the policy language and the IRC code section. We submitted a formal request with the code citation. The insurance company reviewed it and issued additional payment for the drip edge installation. The home was brought up to code at no extra cost to the owner.
Frequently Asked Questions (FAQ)
Should I get multiple estimates from roofers before the adjuster comes?
No, this is not necessary and can waste time. Get one thorough inspection from a highly-recommended, local roofing contractor with insurance experience. Their detailed report will be your primary tool. The insurance company does not base their payment on your roofer's estimate. They base it on their adjuster's scope and their pricing software. Having multiple conflicting estimates can create confusion.
Can my insurance company cancel my policy if I file a claim?
They generally cannot cancel a policy in the middle of its term for filing one claim. However, after a claim, especially a large one, they may choose not to renew your policy when it expires. This is more common after multiple claims. It is always wise to discuss the potential impact of a claim with your insurance agent before filing, if the damage is minor.
What if the insurance money is less than my roofer's bid?
This is a common situation. First, have your roofer review the insurance scope line-by-line. There may be missing items they can supplement for. If the bid is higher simply because the roofer's labor and material rates are higher than the insurance software's rates, you have a choice. You can ask the roofer if they can work within the insurance allowance, you can pay the difference out-of-pocket, or you can seek another bid. A reputable roofer will explain this transparently.
Do I have to use the contractor my insurance company recommends?
No, you have the right to choose your own contractor. Insurance companies may have "preferred vendor" programs, but you are not obligated to use them. It is critical that you select a contractor you trust, who will work for your best interests, not the insurer's.
What is "matching" and will my insurance pay for it?
Matching refers to replacing undamaged sections of roofing or siding so the new materials match the old in color and appearance. Insurance policies vary widely on matching. Some explicitly cover it, some do not, and some only cover it if an exact match cannot be found. This is a complex issue. Review your policy and discuss it with your adjuster and roofer early in the process, especially if you have a multi-plane roof or unique siding.
How long does the entire insurance roof claim process take?
From filing to final payment, a typical process can take 4 to 8 weeks. Severe weather events that affect thousands of homes (catastrophe or "CAT" events) can extend timelines due to adjuster shortages. The timeline breakdown is often: 1-2 weeks for adjuster assignment and inspection, 1 week to receive the initial scope, 1-2 weeks for contractor scheduling and material delivery, 2-5 days for installation, and 1-2 weeks for supplement review and final depreciation payment.
What documentation should I keep?
Keep everything. This includes: all photos and videos you take, the initial claim number and adjuster contact info, all emails and letters from the insurance company, the detailed scope of loss, your contractor's estimate and contract, all invoices and receipts, before/after photos from the contractor, and the certificate of completion and warranty documents.
Conclusion: Your Path to a Successful Roof Claim
Navigating a roof insurance claim with a roofer and an adjuster is a team effort. You are the team captain. Your role is to gather information, hire the right expert (your roofer), and facilitate communication. A professional, local roofing contractor is your most valuable asset. They provide the expertise to identify all damage, the documentation to support your claim, and the quality workmanship to restore your home.
Do not let the process intimidate you. Use this guide as your roadmap. Start by documenting damage safely. Then, carefully select a roofer with a proven track record in insurance claims. Be present for the joint inspection with the adjuster. Review all documents carefully. Understand the payment terms of your policy. With preparation and the right partner, you can turn a stressful event into a successful project that leaves your home better protected for years to come.
Your next step is simple. If you suspect storm damage, do not wait. Moisture intrusion worsens over time. Schedule a free, professional inspection with a trusted local roofer. Have them provide a detailed report. This report is your first and most important piece of evidence, whether you file a claim or not. Protecting your largest investment starts with knowing the true condition of your roof.