ACV vs RCV roof insurance calculator

Put in your roof's age, its material and what a replacement costs. The calculator shows what an ACV policy and an RCV policy would likely pay, how much depreciation is held back, and what you would pay yourself in each case.

City (optional)

Roof material

Roof age, in years

Count from the year the current roof went on.

Expected life, in years

Typical range for this material: 25 to 30 years. Prefilled with the top of it.

Replacement cost

Use the number on your adjuster's estimate. For a rough guide, our price range for architectural asphalt shingles on a 2,000 sq ft home is $9,000 to $15,500.

Depreciation from your worksheet, % (optional)

If your adjuster already gave you a percentage, enter it here. It replaces the age and life above.

Deductible

Flat dollar amount Percent of dwelling coverage

Deductible, in dollars

Deductible, percent

Dwelling coverage

Both are on your declarations page. A percentage deductible is that percent of the dwelling coverage. The starting values are an example only.

Which policy do you have?

ACV RCV with depreciation holdback

Not sure? Look for the coverage type on your declarations page. Both results are shown either way. A roof payment schedule works differently, and this tool does not model it.

Your numbers

On an RCV policy the first check would be about $9,300. After the work is done and you send proof, about $7,200 more would follow. In the end you would pay about $1,500.

Replacement cost: $18,000
Depreciation (12 of 30 years used, 40%): minus $7,200
Actual cash value (ACV): $10,800
Deductible: minus $1,500

What each policy pays and what you pay
Line	ACV policy	RCV with holdback (your policy)
First check from the insurer	$9,300	$9,300
Second check after the repair (recoverable depreciation)	$0	$7,200
Insurer pays in total	$9,300	$16,500
You pay while you wait for the second check	$8,700	$8,700
You pay in the end	$8,700	$1,500

Each bar is the full replacement cost, split into what the insurer pays (blue) and what you pay (orange).

This assumes the repair costs what you entered. If your contractor's price is higher than the insurer's estimate, the difference is yours unless the insurer approves a supplement.

Planning estimate only. It is not insurance or legal advice, and your insurer's worksheet decides the actual payout.

How the numbers are worked out

Depreciation is the roof's age divided by its expected life, applied to the replacement cost, and it stops at 100%. A percentage you type from your worksheet replaces it.
Actual cash value is the replacement cost minus the depreciation.
The first check is the actual cash value minus your deductible, and never less than $0. An ACV policy and an RCV policy pay the same first check.
The second check exists only on an RCV policy. It releases the withheld depreciation after you finish the work and send proof. If the deductible was bigger than the actual cash value, it first covers the rest of the deductible.
What you pay is the replacement cost minus everything the insurer has paid so far.

These are the same steps as the worked example in our ACV vs RCV guide. The terms are explained in the glossary: ACV, RCV, depreciation, depreciation holdback, deductible, dwelling coverage and wind and hail deductibles.

Worked example

A roof costs $18,000 to replace. It is 12 years old with an expected life of 30 years, and the deductible is $1,500. These numbers are made up, and they match the example in the guide.

Replacement cost: $18,000
Depreciation (12 of 30 years used, 40%): minus $7,200
Actual cash value (ACV): $10,800
Deductible: minus $1,500

Worked example: what each policy pays and what you pay
Line	ACV policy	RCV with holdback
First check from the insurer	$9,300	$9,300
Second check after the repair (recoverable depreciation)	$0	$7,200
Insurer pays in total	$9,300	$16,500
You pay while you wait for the second check	$8,700	$8,700
You pay in the end	$8,700	$1,500

The ACV policy leaves you with $8,700 to cover. The RCV policy matches it until the repair is done and proof is sent, then pays $7,200 more, which leaves you with $1,500.

Expected life by material

These ranges fill the expected life box. They are the same ranges as in our roof age and insurance guide. Real roofs last more or less depending on climate, ventilation and installation.

Typical roof life by material
Material	Typical life	Our price range, 2,000 sq ft home
3-Tab Asphalt Shingles	15 to 20 years	$7,000 to $11,500
Architectural Asphalt Shingles	25 to 30 years	$9,000 to $15,500
Metal (Steel/Aluminum)	40 to 70 years	$17,000 to $30,000
Standing Seam Metal	50 to 70 years	$24,000 to $40,000
Metal Shingles	35 to 50 years	$14,000 to $24,000
Concrete Tile	40 to 50 years	$15,000 to $27,000
Clay Tile	50 to 100 years	$24,000 to $40,000
Cedar Shake	20 to 30 years	$14,000 to $26,000
TPO / EPDM (Flat)	15 to 25 years	$8,000 to $16,000

Prices are national base ranges. Picking a city scales them by that city's cost index, the same one used on our roof replacement cost pages. Method: sources and methodology.

What to ask your adjuster

Tick these off as you get answers, and ask for the replies in writing.

Is my dwelling coverage ACV or RCV, and does a roof endorsement or payment schedule change that for the roof?
What depreciation percentage did you apply, and is it taken from materials only or from materials and labor?
What roof age and expected life did you use, and where did they come from?
What is my deductible for this loss, in dollars, and is it a flat amount or a percentage?
How long do I have to finish the repair and claim the recoverable depreciation, and what proof do you need?
Who is named on each check, and do I need a signature from anyone else, such as my mortgage company?
Can I have the estimate and the depreciation worksheet in writing, with line items?

Where to go from here

When you have the insurer's estimate, check it against what local roofers charge. The claim wizard builds a checklist and a draft notice for your claim, and you can browse roofers without leaving a request.

Questions about this calculator

How does this calculator work out depreciation?

It divides the roof's age by its expected life and applies that share to the replacement cost. A 12-year-old roof with a 30-year life is 40% depreciated, the same example our ACV vs RCV guide uses. If your adjuster's worksheet gives a percentage, type it in and the tool uses that instead of age and life.

What is the difference between the ACV and RCV results?

An ACV policy pays the roof's depreciated value minus your deductible and stops there. An RCV policy pays that same amount first, then releases the withheld depreciation after you finish the repair and send proof. The first check is the same on both. The second check is what makes RCV pay more.

Why do I still pay a lot on an RCV policy at first?

Because the first check leaves out the depreciation. You cover that gap until the second check arrives, which is why the tool shows a separate line for what you pay while you wait.

Where do the expected lives come from?

They are the same material lifespans we use on our cost pages and in the roof age and insurance guide, shown as a range for each material. The tool starts at the top of the range. Your insurer may use a different life or a payment schedule, so change the number to match your paperwork.

How is the deductible handled?

The tool takes the deductible out of the first check, which is how our guide's example does it. A percentage deductible is the percentage times your dwelling coverage, as shown on your declarations page. Your insurer's worksheet shows how it applies yours.

Can I use this to dispute or file a claim?

No. It is a planning tool. Your claim is decided by your policy, your insurer's worksheet and your state's rules. Use the numbers to ask better questions, then get the real figures in writing.

Not insurance or legal advice. This page gives general information and a planning estimate. Your policy, your insurer's worksheet and your state's rules decide what you are paid. The steps are the ones in our ACV vs RCV guide.