Andersen Team
A practical 10-question guide for Kansas City homeowners on roof insurance claims — how to document damage, work with adjusters, and maximize your payout.
Most standard homeowners insurance policies cover sudden, accidental, and external events — for roofs this commonly means damage from hail, windstorms, falling trees or branches, fire, and sometimes vandalism. Wear-and-tear or damage from lack of maintenance (e.g., long-term leaks, mold from neglect, or old failing shingles) is usually excluded. Flood and routine aging are separate exclusions: flood damage requires a separate policy, and deterioration due to age is the homeowner’s responsibility. Because policy language varies, always review your declarations page and “perils covered” list, and call your agent if you’re unsure whether a specific event is covered.
First, ensure safety — don’t climb on an icy or unstable roof. Then: 1) Document everything: take clear photos and video of exterior and interior damage (closeups and wide shots) and note the date/time and weather event. 2) Make temporary repairs to prevent further damage (e.g., tarps over exposed areas) but keep receipts and document the repairs — insurers expect mitigation. 3) Notify your insurance company promptly to report the claim. 4) Keep a detailed log of calls, claim numbers, adjuster names, and any contractor contacts. Timely mitigation and documentation both protect your home and strengthen your claim.
An adjuster assesses damage by inspecting the roof’s condition, taking measurements, and comparing the damage to policy coverages and local building costs. They’ll look for obvious issues (missing or broken shingles, holes, dented flashing, leaks, sagging decking) and sometimes use tools like moisture meters or infrared cameras. They also determine whether the damage is from a covered peril versus wear and tear. Adjusters estimate repair or replacement costs using line-item pricing for materials and labor, and they may apply depreciation depending on your policy. Be present for the adjuster visit if possible, show your documentation, and point out interior signs of leaks or recent problems that relate to the claim.
ACV pays to replace damaged property minus depreciation for age and wear — you get the depreciated value upfront. RCV pays the full cost to repair or replace without deduction for depreciation (typically in two steps: initial payment for ACV, then supplemental payment for RCV once repairs are complete and you submit receipts). If your policy has RCV coverage (and you maintain the required mortgagee/insurer conditions), you can receive the money needed to fully restore your roof — this usually results in a higher payout than ACV. Knowing which your policy offers is crucial when evaluating settlement offers and scheduling repairs.
Preparation and documentation are key. Keep up normal roof maintenance (records of inspections, repairs, and receipts) to show you weren’t neglectful. After damage, photograph everything immediately and thoroughly, including interior water stains. Report the claim quickly and provide your insurer with organized documentation: date of the storm, weather reports (if available), photos, contractor estimates, and repair invoices. Avoid admitting fault or making definitive statements about cause to the insurer; provide facts and documentation instead. Finally, hire a reputable local roofing contractor to perform an inspection and produce a professional estimate — many adjusters respect contractor assessments and it helps you negotiate any disputed line items.
Common denials are based on: 1) wear and tear or lack of maintenance; 2) claims filed after policy time limits; 3) damage caused by excluded perils (e.g., flood); and 4) insufficient documentation. If denied, request a written reason for the denial and review your policy language carefully. If the denial cites maintenance or pre-existing conditions, provide maintenance records, prior inspection reports, or a contractor’s evaluation showing the damage was caused by a recent storm. You can appeal the denial within your insurer’s dispute process, request a reinspection, or hire a public adjuster to advocate on your behalf. If needed, consult an attorney experienced in insurance claims — but often a methodical documentation and appeals process resolves disputes without litigation.
You are not required to use the insurer’s recommended contractor. Insurers may suggest contractors, but homeowners have the right to choose their own. There are pros and cons: recommended contractors may expedite scheduling and work closely with adjusters, but they don’t necessarily offer the best price or workmanship. Hiring a reputable, licensed Kansas City roofer with good local references and proper insurance is often the wiser route. If you hire your own contractor, provide their estimate to the adjuster, keep all invoices, and ensure the contractor coordinates with the insurer about scope and materials. Avoid signing over claim checks to contractors before work is complete unless you fully trust them and their contract protects you.
A public adjuster is an independent claims professional hired by the policyholder (not the insurer) to prepare, file, and negotiate insurance claims. They advocate solely for you and can be especially useful for complex or large claims, or when disputes occur over damage scope or payout. Public adjusters understand policy language, depreciation, and local repair costs in Kansas City. They typically charge a percentage of the recovery, so weigh potential increased payout against their fee. Consider a public adjuster if you feel outmatched, if the insurer’s settlement is clearly low, or if the claim is denied and an appeal looks necessary.
Depreciation reduces the initial payout to reflect the roof’s age and expected remaining life. For example, a 10-year-old shingle system won’t receive full value as if new. Recoverable depreciation is the portion the insurer will pay later if you complete repairs and provide paid receipts. With RCV policies you typically receive an initial check based on ACV; after you finish the work and submit invoices, the insurer releases the recoverable depreciation to bring you to full RCV. If you don’t complete repairs, you’ll usually keep only the ACV. Be sure to understand your policy’s requirements for recoverable depreciation — insurers often require proof of work and timely submission of receipts to release final funds.
Practical tips: 1) Take immediate, timestamped photos and videos after the event. 2) Keep a storm diary (dates, times, weather, and a log of calls and emails). 3) Get at least one independent local roofing estimate — Kansas City roofers know regional hail and wind patterns and local code requirements. 4) Avoid making permanent repairs until after the adjuster documents the damage, but do temporary mitigation. 5) Read your policy before filing so you understand deductibles, coverage limits, and exclusions. 6) If an adjuster’s estimate misses items (like ventilation, sheathing, or code upgrades), obtain contractor line-item pricing to present during review. 7) Consider taking before-and-after photos during the replacement process to document completed work for recoverable depreciation. 8) If you feel uncomfortable at any point, get a second opinion, consult a public adjuster, or reach out to your state insurance department for guidance on dispute resolution. These steps reduce surprises and improve your chance of a fair outcome.
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