What does a roof replacement cost with insurance?
Short answer. With a covered claim, your out of pocket cost for a roof replacement is usually your deductible, plus any upgrades you choose and any depreciation your policy does not pay back. On a replacement cost policy with a flat deductible, that can be close to just the deductible; on an actual cash value roof or with a percentage deductible, it can be thousands more.
Your share, piece by piece
- Deductible. Flat amounts like $1,000 or $2,500 are common, but many Georgia policies carry a separate wind and hail deductible of 1 or 2 percent of dwelling coverage. On a $400,000 dwelling limit, 2 percent is $8,000. See percentage deductibles.
- Non-recoverable depreciation. Zero on a replacement cost policy if you finish the work on time. On an actual cash value roof or a payment schedule, it can be a large share of the roof's cost.
- Upgrades. Impact rated shingles, a different material, added ventilation, or new gutters that were not damaged.
- Code items without coverage. If your policy lacks ordinance or law coverage, required upgrades may fall on you.
Two quick examples
Replacement cost policy: estimate $15,000, depreciation of $4,000 withheld and later released, $1,500 deductible. Your cost: $1,500 plus any upgrades.
Actual cash value roof: same estimate and deductible, but the $4,000 depreciation is never paid. Your cost: $5,500 plus any upgrades.
What the replacement itself costs
The insurer prices the job from its estimate, usually built in Xactimate. Typical North Georgia replacements run roughly $8,000 to $16,000, more for large, steep, or complex roofs. If the estimate leaves out required items, the gap should be closed with a documented supplement rather than coming out of your pocket. See ACV versus RCV and roof supplements.