Claims guide
Recoverable depreciation on a roof claim: how to get it back.
Your insurer issued a roof check that's thousands less than the replacement quote. The missing money is almost always recoverable depreciation — held back until you finish the work. Here's how it works, when it's permanent, and exactly what to send to recover it.
What recoverable depreciation actually is
On a Replacement Cost (RCV) homeowners policy, a roof claim is paid in two checks. The first check is the Actual Cash Value: replacement cost minus depreciation for the roof's age, minus your deductible. The second check — the recoverable depreciation — is released only after you actually replace the roof and prove it.
If you never complete the work, you keep the ACV check and the depreciation portion is permanently forfeited. If you have an ACV-only roof endorsement, there is no second check at all — the depreciation is non-recoverable from day one.
How carriers calculate roof depreciation
Most carriers use straight-line depreciation against the roofing material's useful life:
| Material | Useful life | 10-yr depreciation |
|---|---|---|
| Asphalt shingle (3-tab) | 20 yrs | ~50% |
| Architectural shingle | 25–30 yrs | ~33–40% |
| Wood shake | 25 yrs | ~40% |
| Metal | 50 yrs | ~20% |
| Tile / clay | 50 yrs | ~20% |
Adjusters can stack condition-based depreciation on top of age — for granule loss, prior repairs, or unrelated wear. That extra deduction is negotiable; the age-based portion usually isn't.
The ACV check → RCV check timeline
- 1
Adjuster inspection & estimate
RCV, depreciation, ACV, and net claim amount are itemized on the loss settlement worksheet.
- 2
First check: ACV minus deductible
Issued in days. This is what funds the contractor down payment.
- 3
Roof replaced
Contractor pulls permit, completes work, passes final inspection.
- 4
Second check: recoverable depreciation released
Issued 2–4 weeks after the carrier receives proof of completion.
What to send to recover the depreciation
- Signed contractor invoice showing scope, materials, and total billed (must equal or exceed your RCV estimate).
- Paid-in-full receipt or proof of payment for the work completed.
- Certificate of completion and any required municipal final inspection.
- Before/after photos of the roof.
- Code-upgrade itemization if you also have Ordinance or Law coverage and code work was required.
Submit everything in a single email to your adjuster with the claim number in the subject line. Most carriers cut the depreciation check within 2–4 weeks of receipt.
The deadline most homeowners miss
Recoverable depreciation has a clock. Most policies require you to complete the work and submit invoices within 180 days to 2 years of the loss date — exact terms vary by carrier and state. Miss the window and the depreciation becomes permanent, even on an RCV policy. Always confirm your deadline in writing with your adjuster.
When depreciation is non-recoverable
Depreciation is gone for good — no second check coming — if any of these are on your policy:
- ACV Loss Settlement on Roof endorsement
- Roof Surfacing Loss Settlement Endorsement
- Roof Payment Schedule (sliding scale by roof age)
- Cosmetic Damage Exclusion (denies hail dents without functional damage)
- Any clause that explicitly says "non-recoverable depreciation" applies to roofing
These are increasingly common on renewals in hail-prone states. If you find one, switching carriers before the next storm is usually the only fix — upload your dec page and we'll flag every roof-related endorsement on it.
Frequently asked
What is recoverable depreciation on a roof claim?
Recoverable depreciation is the difference between your roof's replacement cost (RCV) and its actual cash value (ACV) that the insurer initially withholds, but agrees to release after you complete the replacement and submit proof. It's the second check in a two-check RCV settlement.
How do I get recoverable depreciation back for a roof replacement?
Complete the roof work, then send the carrier the signed contractor invoice, paid receipts, and final inspection or photos. Most carriers issue the recoverable depreciation check within 2–4 weeks. You typically have 180 days to 2 years from the date of loss to recover it — check your policy.
What is non-recoverable depreciation on a roof claim?
Non-recoverable depreciation is depreciation the carrier permanently keeps regardless of whether you replace the roof. It usually appears on ACV-only roof endorsements, older roofs subject to a roof payment schedule, or carriers in hail-prone states that have moved roofs to ACV settlement only.
What is recoverable depreciation on a roof?
On an RCV homeowners policy, it's the dollar amount your insurer withholds for the roof's age-based wear that you can claim back once the roof is actually replaced. On an ACV-only policy, the depreciation is non-recoverable — there is no second check.
How is roof depreciation calculated?
Most carriers use straight-line depreciation: useful life of the roofing material divided by the roof's current age. Asphalt shingle is typically depreciated over 20 years, wood shake over 25, metal and tile over 50. A 10-year-old asphalt roof is roughly 50% depreciated; a 15-year-old roof can be 75%+ depreciated.
Why didn't insurance pay full roof replacement?
Three common reasons: (1) you have an ACV-only roof endorsement so depreciation is permanent, (2) you're on RCV but received the first (ACV) check and haven't completed the work yet to recover the depreciation, or (3) the carrier applied additional condition-based depreciation for prior wear, granule loss, or unrelated damage.
What if the carrier won't release my recoverable depreciation?
First check the deadline — most policies require recovery within 180 days to 2 years of the date of loss. If you're inside it and have submitted signed contractor invoices plus proof of completion, escalate: written demand citing the policy's loss settlement clause, then a complaint with your state's department of insurance. DOI complaints on withheld recoverable depreciation get resolved fast because the carrier already agreed in writing that it was owed. If the carrier alleges your repair wasn't 'like kind and quality' or that the scope was insufficient, get the contractor to issue a detailed itemized invoice matching the original scope of loss.
See your real held-back depreciation
Plug your roof age, material, and deductible into our free calculator to see exactly how much depreciation an insurer would withhold on your claim.
Related reading
General information, not legal or financial advice. Settlement practices, deadlines, and endorsements vary by carrier and state.