Key takeaways
- Start with the summary page: RCV, depreciation, deductible, prior payments, and net claim.
- Check roof measurements first. Wrong squares, pitch, or waste affect every line that follows.
- Look for commonly missed items: drip edge, starter, ridge cap, underlayment, flashing, vents, steep and high roof charges, and code-required work.
- Verify the roof age used for depreciation and whether depreciation is recoverable.
- Send revision requests in writing with photos, measurements, and a contractor estimate.
An insurance estimate for a roof can run ten pages or more, full of abbreviations, unit codes, and small numbers that add up to a big one. Most homeowners skim to the bottom line, compare it with a roofer's bid, and wonder why the two are so far apart. If you are dealing with an underpaid roof claim, learning to read the estimate line by line is the fastest way to find out why.
This guide walks through how to review an underpaid roof insurance estimate, section by section, using the format most insurer estimates follow. It is general guidance. Every roof, policy, and claim is different, and coverage depends on your policy and the facts.
Step 1: Read the summary page
Most estimates written in Xactimate end with a summary that shows how the payment was calculated. Before you look at individual lines, find these numbers:
| Summary item | What it means | What to check |
|---|---|---|
| Line item total | Sum of all repair lines | Does it include every damaged area? |
| Overhead and profit (O&P) | General contractor markup | Included or not, and why |
| Sales tax | Tax on materials | Applied to materials |
| Replacement cost value (RCV) | Total cost to repair or replace | Compare to contractor bids |
| Recoverable depreciation | Held back until repairs are done | Is the rate reasonable for the roof's actual age? |
| Non-recoverable depreciation | Never paid back | Does your policy really settle the roof at ACV? |
| Deductible | Your share | Correct percentage and Coverage A limit? |
| Net claim / ACV payment | What the insurer is paying now | Does the math add up? |
If the summary math does not work, that is your first question for the insurer. Our guide to replacement cost vs. actual cash value in Texas explains how these numbers relate.
Step 2: Check the price list and estimate details
Near the top of an Xactimate estimate you will usually find a price list code. It generally identifies the region and the month the prices came from. Check that it reflects the San Antonio area and a date reasonably close to when the work will be done. Materials and labor prices can change after a major storm, and an outdated price list can understate costs.
Also check the property address, date of loss, cause of loss (hail, wind, or both), and the policy number. A wrong date of loss can create problems later, especially in a busy spring with several storm dates.
Step 3: Verify the roof measurements
Measurements drive nearly every roofing line. A roof is measured in "squares," and one square equals 100 square feet. Look for:
- Total squares for each roof section. Does it match an aerial measurement report or your roofer's measurements?
- Pitch. Steeper roofs take more time and safety equipment. If the pitch is understated, steep charges may be missing.
- Linear footage of ridges, hips, valleys, rakes, and eaves. These drive ridge cap, starter, drip edge, and valley materials.
- Waste factor. Shingle quantities usually include a waste allowance for cutting at hips, valleys, and edges. Complex roofs with many facets typically need more waste than simple gable roofs. Check that waste was included and is reasonable for your roof's shape.
- All sections. Detached garages, porch roofs, and low-slope sections are sometimes left out.
Step 4: Go line by line through the roofing section
A complete composition shingle roof replacement usually includes far more than "remove and replace shingles." Here are items that are commonly involved, and that are often worth checking for on the estimate:
| Item | Why it matters |
|---|---|
| Tear-off and disposal of existing roofing | Includes each existing layer; additional layers add labor and debris |
| Shingles, with waste | Correct material type (three-tab vs. laminated/architectural) |
| Underlayment (felt or synthetic) | Required under shingles; type and quantity should match the roof area |
| Starter strip | Installed along eaves and often rakes; often left off estimates |
| Drip edge | Edge metal along eaves and rakes; required for shingle roofs under recent IRC editions |
| Ridge and hip cap | Measured in linear feet; often a separate product from field shingles |
| Valley metal or valley underlayment | Depends on installation method |
| Step flashing, counterflashing, and chimney flashing | Often must be replaced or reset when shingles are replaced |
| Pipe jacks / roof jacks | Plumbing vent boots are commonly replaced with a new roof |
| Roof vents, turbines, ridge vent | Hail frequently dents soft-metal vents |
| Satellite dish, solar, or antenna detach and reset | Needed to roof underneath them |
| Steep roof charges | Additional labor for steeper pitches |
| High roof charges | Additional labor and equipment for two-story or taller roofs |
| Permit | Re-roofing generally requires a permit in the City of San Antonio |
| Debris haul-off / dumpster | Disposal of roofing materials |
Not every item applies to every roof, and the insurer may have reasons for leaving some out. But when an item clearly applies and is missing, it is fair to ask why. Our article on what carriers miss in their scope goes deeper on these items.
How to read a single line item
Each line in an Xactimate estimate follows a similar pattern, though column layouts vary by insurer. A typical line shows a description (for example, "Laminated comp. shingle rfg. w/out felt"), a quantity and unit (such as squares, linear feet, or each), and a unit price. Many estimates separate the price into "remove" and "replace" components, so a line marked replace-only does not include tear-off. To the right, you will often see tax, O&P if applied, the replacement cost total for the line, the depreciation amount or percentage, and the actual cash value.
When reviewing a line, ask three questions. Is the quantity right? Is it the right material? Does it include both removal and installation where both are needed? A shingle line priced as replace-only, paired with no separate tear-off line, is an easy gap to miss.
Step 5: Look beyond the roof
Hail and wind rarely stop at the shingles. A storm that damages a roof in San Antonio may also damage:
- Gutters and downspouts (dents, separated seams, bent hangers)
- Window screens, wraps, and glazing beads
- Fascia and soffit, especially metal-wrapped fascia
- AC condenser fins and other exterior equipment
- Fences, patio covers, and outbuildings
- Painted surfaces, siding, stucco, or garage doors
- Interior ceilings and insulation if water entered
If these items are damaged but missing from the estimate, document them with photos and ask that they be added.
Step 6: Check code-required items
When a roof is replaced, the work generally has to meet the city's adopted building codes. That can mean items the old roof did not have, such as drip edge or specific underlayment requirements, and limits on adding a new layer over existing layers. Whether those costs are paid depends on whether the item is part of the covered repair and on your ordinance or law coverage. Ask your roofer which items the permit and inspection will require, and see our article on building codes and insurance repairs in San Antonio.
Step 7: Review depreciation and the deductible
- Roof age. Is the age used for depreciation correct? Permit records, invoices, or closing documents can confirm it.
- Depreciation rate. Is it applied consistently, and does it match the material's expected life?
- Recoverable vs. non-recoverable. Does the label match your policy's roof terms?
- Deductible. Is the wind/hail percentage correct, and is it based on the right Coverage A limit?
Step 8: Compare with a contractor's estimate
A qualified roofer's itemized bid is a useful comparison. Ask for line items, not just a total, so you can see exactly where the two estimates differ. Differences usually fall into a few categories: measurements, missing items, pricing, and O&P. Pricing differences are often smaller than scope differences, so focus first on what is missing.
Metal, low-slope, and other San Antonio roof types
Composition shingles are the most common roof covering on San Antonio homes, but they are not the only one. Standing-seam metal roofs are common toward the Hill Country edge of the metro area, and many commercial buildings have flat or low-slope roofs with single-ply membranes or modified bitumen. Each has its own estimate issues:
- Metal roofs. Check whether the estimate uses the right panel type and gauge, includes trim, closures, and fasteners, and whether a cosmetic damage exclusion was applied. Dents that affect function or water-shedding are treated differently than purely cosmetic dents under many policies.
- Low-slope and flat roofs. Check for insulation, cover board, perimeter edge metal, curbs, and flashing at rooftop equipment. Moisture beneath a membrane can change the scope significantly.
- Older homes. Historic homes in neighborhoods such as King William, Monte Vista, and Tobin Hill may have multiple roof layers, older decking, or materials that require special handling, which should be reflected in the scope.
Red flags worth a closer look
- The estimate repairs a few shingles per slope on a roof with widespread hail damage.
- Only one slope is included when the storm came from a direction that affected several.
- The estimate total is far below multiple itemized contractor bids.
- The date of loss or cause of loss is wrong.
- Interior water damage is visible, but the estimate includes no interior repairs.
Step 9: Request a revision in writing
- Write a short letter or email listing each item you believe was missed or miscalculated.
- Attach photos, measurement reports, the contractor's itemized estimate, and any code or manufacturer requirements.
- Ask for a written response on each item, and request a reinspection if needed.
- Keep a log of every call and email with dates and names.
Under Texas Insurance Code Chapter 542, insurers have general deadlines to respond to claims and requested information. If the dispute is over the amount of loss and cannot be resolved, many policies include an appraisal clause; see our insurance appraisal page. If you have questions about legal rights or deadlines, consult a Texas attorney.
Getting help with an underpaid roof claim
Reviewing an estimate takes time, a measurement report, and some familiarity with Xactimate. San Antonio Public Adjuster, a service of Rise Public Adjusting LLC, provides insurance estimate reviews and help with underpaid insurance claims in San Antonio and across Bexar County. Joseph Dittman, a licensed Texas public adjuster, uses Xactimate to document the full scope and present it to the insurer. Fees are disclosed in a written contract before any work begins; Texas law caps public adjuster compensation at 10% of the insurance settlement. Results depend on the policy and the facts of the loss.
Frequently Asked Questions
How do I know if my roof insurance estimate is too low?
Compare the estimate with the roof itself and with a contractor's bid. Look for measurements that do not match, missing components such as drip edge, starter, ridge cap, and flashing, missing steep or high roof charges, and depreciation based on the wrong roof age. A large gap between the insurer's estimate and qualified contractor bids is a sign to review it closely.
What is Xactimate?
Xactimate is estimating software widely used by insurance adjusters and contractors. It organizes repairs into line items with unit prices drawn from regional price lists. Many insurer estimates are written in Xactimate, so understanding its format helps you review one.
Can I ask my insurer to revise the estimate?
Yes. You can send a written request with supporting documents such as photos, measurements, a contractor estimate, and code requirements. Ask the insurer to explain any items it declines in writing. This process is often called a supplement or reinspection request.
What is overhead and profit on a roof estimate?
Overhead and profit (O&P) is the general contractor's markup for managing and coordinating a job. Whether it should be included often depends on the complexity of the repair and whether multiple trades are needed. If you think O&P was wrongly left out, ask the insurer for its reasoning.
What if we cannot agree on the amount of the loss?
Many Texas policies include an appraisal clause that lets either party demand appraisal to resolve a disagreement over the amount of loss. Each side picks an appraiser, and the appraisers select an umpire. Appraisal addresses amount, not coverage. For legal questions, consult a Texas attorney.
Should my roofer or a public adjuster review the estimate?
Either can point out missing items. A roofer can confirm what the job requires to build. A licensed public adjuster represents you in the claim and can document, estimate, and present the claim to the insurer. Texas law does not allow a public adjuster to also do the repairs on a claim they adjust.
Sources and further reading
This article is general information about property insurance claims in Texas, not legal advice, and not a promise of any coverage or outcome. Your policy language and the facts of your loss control your claim.
