Living in Roanoke means two things: incredible BBQ and inevitable hailstorms.
It’s not a matter of if your roof gets hit, it’s when.
You pay your homeowners insurance premiums every month, expecting that when the storm hits, your policy will cover the damage. But here’s the catch: many Texas policies include a hidden clause that could leave you with a $16,000 surprise.
That clause is called Actual Cash Value (ACV), and if your roof is over 10 years old, it likely applies to you.
ACV vs. RCV: Will Your Insurance Pay for a New Roof?
The difference between ACV (Actual Cash Value) and RCV (Replacement Cost Value) can cost you thousands.
Actual Cash Value (ACV)
- Payout is based on the depreciated value of your roof.
- A 15-year-old roof may be valued at only 30 percent of its original cost.
- Example: A $20,000 roof might result in a claim payout of just $6,000.
Replacement Cost Value (RCV)
- Covers the full cost to replace your roof, no matter the age.
- Example: RCV reimburses what it costs to replace your roof today, not what it used to be worth.
Why Roanoke Homeowners Are Caught Off Guard
Every spring, we hear the same question from neighborhoods like Briarwyck and The Highlands:
“Why did my neighbor get a free roof and I didn’t?”
Usually, it comes down to one key difference:
Your neighbor had RCV. You had ACV.
Frequently Asked Questions
Can I waive my deductible?
No. In Texas, it’s illegal for roofers to waive your deductible.
If someone offers this, it could be insurance fraud.
Will filing a claim raise my rates?
Not always. Weather claims are often classified as “Act of God” and may not impact your premium.
Multiple claims in a short time, however, could lead to increases or even non-renewal.
Know Before You File
You now know the difference between RCV and ACV, and how that choice could cost or save you thousands.
Most homeowners assume “full coverage” means full roof replacement. That’s not always true.
If your roof is over 10 years old and you’re not sure about your deductible, now is the time to check. We partner with companies that understand the North Texas storm season.
Let us help you clarify your policy before the next storm tests it.
At Neill Insurance Brokers, we prioritize education first, sales second.
