Key takeaways
- Most insurance roof estimates are written in Xactimate. Learning a handful of line items lets you spot gaps quickly.
- Start with the measurements: total squares, waste, ridge, hip, eave, rake, and valley lengths. If the measurements are short, everything priced from them is short.
- Commonly missed items include starter, ridge cap, drip edge, flashing, vents, steep and high-roof charges, and O&P.
- Depreciation lowers the first check. Under replacement-cost policies, recoverable depreciation is typically released after repairs are completed.
- If items are missing, submit a written supplement with photos and measurements. If you agree on coverage but not on price, appraisal may be an option.
An insurance roof estimate can look official and complete: pages of line items, unit prices, totals, and depreciation calculations. That does not mean it is right. A missing line here and a short measurement there can add up to a significant difference between what the insurer offered and what a roofer will actually charge to do the job. This guide shows you how to review an underpaid roof insurance estimate line by line, what items are commonly missed, and what you can do if you find a gap.
We write from the perspective of McAllen and the Rio Grande Valley (RGV), where most homes have composition shingle roofs and hail and wind claims are common. The same approach applies to metal and low-slope roofs, with different line items.
Step 1: Understand how the estimate is built
Many insurers and contractors write estimates in Xactimate, a widely used estimating program. Our public adjusters use it too, which makes it easier to compare estimates line for line. A typical roof section of an Xactimate estimate includes:
- The roof diagram or measurements: surface area, perimeter, ridge, hip, valley, eave, and rake lengths, and pitch.
- Line items: each with a description, quantity, unit (SQ for squares, LF for linear feet, EA for each), unit price, tax, and total.
- Replacement cost value (RCV): the full cost to replace.
- Depreciation: often shown per line, and labeled as recoverable or non-recoverable.
- Actual cash value (ACV): RCV minus depreciation.
- Summary page: totals, O&P (if included), the deductible, prior payments, and the net claim.
Before you look at prices, check two things on the summary page: that the deductible matches your declarations page, and that the date of loss is correct.
Step 2: Check the measurements
A roofing square equals 100 square feet. Shingles, tear-off, and underlayment are priced per square, while starter, ridge, drip edge, and flashing are priced per linear foot. If the base measurements are low, every line built on them is low.
- Compare the insurer's total squares with your contractor's measurement or an aerial measurement report.
- Make sure every slope is included, including small sections over porches, garages, and bay windows. Detached garages and sheds are often listed separately under other structures.
- Check that the pitch is right. A roof listed as lower pitch than it really is may miss steep charges.
Waste factor
Shingles are cut to fit at hips, valleys, and edges, so more material is purchased than the flat roof area. Estimates add a waste percentage to the shingle quantity. A simple gable roof needs less waste than a cut-up hip roof with multiple valleys and dormers. If the waste looks low for a complex roof, ask how it was calculated. Also check that waste was applied to the shingle line, not the tear-off line (you only remove what is on the roof).
Step 3: Review the line items
Here are the main roof line items to look for and what to check on each.
| Line item | Unit | What to check |
|---|---|---|
| Tear-off / removal of shingles | SQ | Quantity equals actual roof area (no waste); additional layers are counted if more than one layer exists |
| Shingles (laminated / 3-tab) | SQ | Correct shingle type and quality; waste included |
| Felt / synthetic underlayment | SQ | Included at all; type consistent with what is required for the roof |
| Starter course | LF | Present along eaves (and rakes where the manufacturer calls for it); not assumed to be cut from field shingles if that is not how the roof will be built |
| Ridge / hip cap | LF | Length matches ridges and hips combined |
| Drip edge | LF | Included along eaves and rakes where required or present |
| Flashing (step, counter, apron, chimney) | LF / EA | Wall and chimney intersections accounted for; replacement rather than reuse where appropriate |
| Valley metal or valley treatment | LF | Matches valley length |
| Roof vents, turtle vents, ridge vent | EA / LF | All vents counted; ridge vent if present |
| Pipe jacks / plumbing boots | EA | Every penetration counted |
| Steep roof charges | SQ | Applied to slopes at or above the steep thresholds, for both removal and installation |
| High roof charges | SQ | Applied for two-story or higher roof areas |
| Dumpster / haul-off | EA | Disposal cost included |
| Permit | EA | Re-roofing generally requires a permit in McAllen |
Steep and high charges
Working on a steep or tall roof takes more time and safety equipment. Xactimate typically breaks steep charges out by slope range, and high-roof charges apply to roof areas two stories or higher. These are separate line items, and they are often missed or applied to only part of the roof. Check that they appear for both tear-off and installation where the roof qualifies.
Overhead and profit (O&P)
O&P covers a general contractor's costs to manage the job and a reasonable profit. Insurers frequently leave it out of roof-only estimates. When the repair involves several trades, such as roofing, gutters, interior drywall, insulation, and paint, the case for O&P is stronger. Whether it applies depends on the scope and your policy, so ask for an explanation if it is missing.
Sales tax
Material lines usually carry sales tax. Make sure tax is applied and that it is calculated on the right items.
Step 4: Look at depreciation
Depreciation is often the biggest reason the first check feels low. Actual cash value equals replacement cost minus depreciation. Under a replacement-cost policy, the insurer typically pays ACV first and releases recoverable depreciation after the work is completed, often within a deadline stated in the policy.
Some Texas homeowners policies cover roofs only at actual cash value or use a roof payment schedule based on the roof's age. In those cases, depreciation may be non-recoverable. Check your declarations page and endorsements, and compare them with how depreciation is labeled on the estimate. Also check how depreciation was calculated: the age used for the roof, and whether depreciation was applied to labor as well as materials, can make a real difference. For more, read replacement cost vs. actual cash value in Texas.
Commonly missed items in roof insurance estimates
These items are commonly left out or underpriced in roof estimates, including on McAllen-area homes.
| Commonly missed item | Why it gets missed | Evidence that helps |
|---|---|---|
| Starter course | Assumed to be included in shingle price or waste | Manufacturer installation instructions; contractor's materials list |
| Ridge cap | Short measurement or omitted entirely | Ridge and hip lengths from a measurement report |
| Drip edge | Older roof had none, so estimate assumes none | Code or manufacturer requirement; contractor statement; see our building codes and repairs article |
| Step and counter flashing | Estimate assumes existing flashing can be reused | Photos showing flashing condition and how it is tied into the roof |
| Additional shingle layer removal | Second layer not noticed at inspection | Photo of the roof edge showing layers |
| Steep / high charges | Pitch understated or two-story section overlooked | Pitch gauge photos; measurement report |
| Decking replacement | Hidden until tear-off | Photos and sheet count during tear-off, sent promptly |
| Gutters, downspouts, screens, and AC fins | Inspector focused only on the roof | Close-up photos of dents and damage |
| Interior damage from roof leaks | Not inspected or not connected to the roof claim | Ceiling and wall photos with dates |
| O&P | Treated as a roof-only job | Full scope showing multiple trades |
| Permit fees | Left out of the estimate | Permit receipt from the City of McAllen |
Step 5: Spot repair vs. full replacement
Sometimes the insurer agrees there is damage but estimates a spot repair: a few shingles on one slope. Ask whether repair is realistic. Considerations include whether replacement shingles are still available in a matching color and profile, whether the existing shingles are brittle enough to break during repair, and how much of each slope is damaged. Bring photos and, ideally, a written opinion from a roofer. Our article on roof hail damage claims in McAllen discusses repairability in more detail.
Step 6: Request a supplement or re-inspection
If your review turns up missing or underpriced items, respond in writing. A clear supplement request usually includes:
- The claim number, date of loss, and property address.
- A list of each item you believe is missing or underpriced, with the quantity and unit.
- The reason each item is needed (damage, manufacturer requirement, code, measurement correction).
- Supporting photos, measurement reports, and your contractor's estimate.
- A request for a revised estimate or a re-inspection, and a reasonable date for a response.
If you ask for a re-inspection, try to be there with your roofer so items can be pointed out on the roof. Keep notes of who attended and what was agreed. Our page on insurance claim supplements and the article on hail damage claim supplements explain the process further.
Texas law sets claim-handling timelines. Under Texas Insurance Code Chapter 542, after an insurer receives all the items it requested, it generally has 15 business days to accept or reject the claim, with a possible extension of up to 45 days if it notifies you it needs more time. Deadlines may be extended by 15 days after a declared weather catastrophe. Supplements are part of an ongoing claim, so keep everything in writing.
Step 7: Consider appraisal if you cannot agree on the amount
Many property policies include an appraisal clause for disputes about the amount of loss. Either party can demand appraisal; each side chooses an appraiser, the two appraisers choose an umpire, and an award agreed to by any two of the three is binding on the amount, as the policy language provides. Appraisal does not decide coverage questions, such as whether the damage was caused by a covered storm. See our insurance appraisal page for more.
If the issue is a denial or a coverage question, appraisal may not be the right tool. For legal questions, including bad faith or deadlines to sue, consult a Texas attorney.
Getting a second set of eyes on your roof estimate
Reviewing an estimate takes time, and some items are hard to judge without getting on the roof. A licensed Texas public adjuster can inspect the roof, compare the insurer's estimate with the actual conditions, prepare a supplement in Xactimate, and handle communication with the carrier. Joseph Dittman, a licensed Texas public adjuster and certified insurance appraiser, reviews roof estimates for homeowners in McAllen, Mission, Edinburg, Pharr, and nearby communities.
Learn more on our underpaid insurance claims and insurance estimate review pages. Fees are disclosed in a written contract before any work begins; Texas law caps public adjuster compensation at 10% of the insurance settlement. No one can promise a particular outcome, but a careful review often clarifies what is missing and why.
Frequently Asked Questions
What is a "square" on a roof insurance estimate?
A roofing square is 100 square feet of roof surface. A roof measured at 25 squares has about 2,500 square feet of roof area before waste is added. Shingles, removal, and underlayment are usually priced per square.
Why does my estimate show depreciation?
Depreciation reflects the age and condition of the materials. Under a replacement-cost policy, the insurer typically pays actual cash value (replacement cost minus depreciation) first and releases recoverable depreciation after the repairs are completed, often within a deadline stated in the policy. Some Texas roof coverage is ACV-only or uses a roof payment schedule, in which case depreciation may not be recoverable. Check your policy.
Is overhead and profit (O&P) always included?
No. Insurers often include O&P when the job reasonably requires a general contractor to coordinate multiple trades, and may leave it out on a roof-only job. Whether it is warranted depends on the scope of work and the policy. If your repair involves several trades, such as roofing, gutters, interior drywall, and paint, you can ask the insurer to explain why O&P was or was not included.
How do I request a supplement on a roof claim?
Send the insurer a written request that lists each missing or underpriced item, explains why it is needed, and includes supporting photos, measurements, and your contractor's estimate or invoice. Keep a copy and note the date sent. If hidden damage, such as deteriorated decking, is found during tear-off, document it before it is covered and notify the insurer promptly.
When does appraisal make sense for a roof claim?
Appraisal is designed for disagreements over the amount of loss, not over whether something is covered. If the insurer agrees the roof damage is covered but you cannot agree on the price or the scope, many policies let either side demand appraisal. Each side picks an appraiser, the appraisers select an umpire, and an award agreed to by any two is binding on the amount, subject to the policy language.
Can a public adjuster review my roof estimate before I accept payment?
Yes. A licensed Texas public adjuster can compare the insurer's estimate with the actual roof, identify missing or underpriced items, and prepare a supplement on your behalf. Results depend on the policy and the facts, and fees are disclosed in a written contract before any work begins.
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.
