After a storm damages your roof, your insurance company sends an adjuster to assess the damage and issue a written report — called an Xactimate estimate or scope of loss. This document determines exactly how much your insurer will pay. Most homeowners glance at the bottom line and sign off. That's a mistake that can cost thousands.
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SRA Roofing & Gutters employs former insurance adjusters who read these reports every day. We offer a free report review as part of our inspection process — at no cost to you.
The Key Terms in an Adjuster's Report
Insurance reports are written in industry jargon. Here's what each term actually means:
RCV — Replacement Cost Value
The full cost to replace your damaged roof with new materials and labor at today's prices, without factoring in age or wear. This is the number you ultimately want to be paid. If you have an RCV policy, this is your ceiling.
ACV — Actual Cash Value
RCV minus depreciation. This is the initial check your insurer sends. On a 15-year-old roof, your insurer might depreciate it by 40–60%, meaning you receive significantly less than the actual replacement cost upfront.
Depreciation (Recoverable vs. Non-Recoverable)
Recoverable depreciation is the withheld amount that gets paid to you after the roof is replaced and you submit a certificate of completion. Non-recoverable depreciation is a deduction you never get back — this applies to ACV-only policies. Always check which type your policy includes.
Deductible
The amount you pay out of pocket before insurance kicks in. Missouri policies often have a separate wind/hail deductible that is a percentage of your home's insured value — not a flat amount. A 2% deductible on a $350,000 home = $7,000 out of pocket.
O&P — Overhead & Profit
A 20% addition (10% overhead + 10% profit) that general contractors are entitled to when a project involves multiple trades. Adjusters frequently omit O&P on roofing claims. This is one of the most common ways claims are underpaid — and one SRA watches for closely.
Line Items / Scope of Work
The itemized list of repairs covered. This is where missed damage hides. Common omissions include: ice & water shield, drip edge, pipe boots, ridge cap, and additional layers for tear-off. Every missing line item is money left on the table.
How to Read the Estimate Line by Line
Most adjuster reports are generated in Xactimate, the industry-standard software. Here's what to look for in each section:
Check the inspection date vs. the storm date
Missouri homeowners have 1 year to file a storm damage claim. If the adjuster is trying to apply the wrong storm date to reduce coverage, that's grounds for dispute.
Verify the roof measurements
Adjusters measure in "squares" (one square = 100 sq ft). Compare the reported square footage to the actual size of your home. Satellite tools and manual measurement should match within 5%.
Review the line items for completeness
Check for: remove & replace shingles, ice & water shield, synthetic underlayment, drip edge, ridge cap, pipe boots, flashing, and disposal/haul-away fees. Any missing items should be flagged.
Look for depreciation percentage
Find the depreciation line. Is it recoverable? What percentage was applied? On a 12-year-old roof, 40–50% depreciation is common — but if your policy is RCV, you get this back after completion.
Check for O&P (Overhead & Profit)
If O&P is not included and the project requires a general contractor coordinating multiple trades, you're entitled to request it. This is often 20% of the total claim value.
Confirm gutters and additional structures are included
Hail damage frequently affects gutters, gutter guards, skylights, and HVAC equipment. If these are damaged and not listed, they can be added in a supplemental claim.
What to Do if the Report Undervalues the Damage
Underpaid claims are more common than most homeowners realize. If you believe your report misses damage or undervalues the work needed, you have several options:
- Request a re-inspection — contact your insurance company and ask for a second adjuster visit, ideally with your roofer present to point out missed items.
- File a supplement — once work begins, your contractor (SRA) can submit a supplemental claim for damage discovered during tear-off that wasn't visible during initial inspection.
- Invoke the appraisal clause — most Missouri policies include an appraisal provision that allows both parties to hire independent appraisers if there's a dispute over the claim value. This is a powerful tool.
- Work with a public adjuster — if the claim is significantly underpaid, a licensed public adjuster can represent your interests. SRA can refer you to trusted public adjusters in the Springfield, Kansas City, and Jefferson City areas.
The Timeline: From Storm to Payment
Storm occurs
Document damage immediately with photos and video.
Contact SRA Roofing. We'll document damage before anything is disturbed.
File insurance claim
Your insurer assigns an adjuster. The adjuster visit typically happens within 5–10 business days.
Receive adjuster's report
This is the document covered in this article. Review it carefully — or have SRA review it for you.
Receive ACV check
Your insurer issues the initial payment (RCV minus depreciation minus deductible).
Receive recoverable depreciation
Submit certificate of completion to receive the withheld depreciation amount (if RCV policy).
Frequently Asked Questions
What is RCV vs. ACV on an insurance adjuster's report?
RCV (Replacement Cost Value) is the full cost to replace your roof with new materials. ACV (Actual Cash Value) is RCV minus depreciation — what your insurer pays upfront. If you have RCV coverage, you receive the depreciation amount (called recoverable depreciation) after the work is completed.
What is recoverable depreciation on a roof claim?
Recoverable depreciation is the amount held back by your insurer until the repair or replacement is completed. Once you provide proof of completed work, your insurer releases this withheld amount. Not all policies include recoverable depreciation — ACV-only policies do not.
What should I do if my insurance adjuster misses damage?
You have the right to dispute the findings and request a re-inspection. Hire a licensed roofer to document all damage before accepting any settlement. SRA Roofing & Gutters has former insurance adjusters on staff who can identify missed or underpaid damage and advocate on your behalf.
For the complete step-by-step insurance claims walkthrough, see our Insurance Claim Guide. If you think you have storm damage, start with our storm damage roofing page.