Two numbers decide what you pay. Most homeowners only ever see one.
Your contractor quotes the replacement cost. Your insurer pays the depreciated value. The difference between those two numbers is what comes out of your pocket — and nobody tends to mention it until the cheque arrives.
A 22-year-old architectural shingle roof on an actual cash value policy. Worked example — run your own below.
Pick what needs replacing
Each estimator asks for the measurements a real contractor would take, then shows the cost broken into line items — not a single averaged number you cannot check.
Why the two numbers differ
Homeowners policies come in two shapes, and which one you hold changes the maths entirely.
| Policy type | What it pays | Who it suits |
|---|---|---|
| Replacement cost value RCV |
The full cost to replace, less your deductible. Depreciation is held back and released once the work is finished. | Almost everyone, if it is offered |
| Actual cash value ACV |
Replacement cost minus depreciation for age and wear. On an older roof that can be most of the value. | Cheaper premium, far bigger bill at claim time |
What this site does and does not do
Every estimate here shows its own working: the measurements used, the multipliers applied, and the depreciation assumption. If a number looks wrong you can see exactly which input produced it and change it.
What it cannot do is bind coverage or replace a written quote. Insurers use their own depreciation schedules and some cap payouts by roof age. Contractors price by what they see on the roof. Treat these figures as a way to judge whether the numbers you are being given are reasonable — not as the numbers themselves.
Do I need to give an email address?
No. Nothing is stored and nothing is sent. The calculation runs in your browser.
Where do the cost figures come from?
Published contractor pricing and materials data, adjusted by region. Each estimator lists its assumptions underneath the result so you can check them against quotes you have been given.
Will filing a claim raise my premium?
It can, and it depends on the carrier, the cause of damage and your claims history. A storm claim is generally treated differently from a wear-and-tear claim. Ask your agent what a claim of this size would do to your renewal before you file — they can usually tell you.