Why More of Your Roof Claim Is Coming Out-of-Pocket in Texas
If a recent hail or windstorm left you with roof damage, you may have discovered that your insurance covers less than it used to. The reasons are a mix of higher wind/hail deductibles, a shift from replacement cost (RCV) to actual cash value (ACV) or scheduled roofs, cosmetic-damage exclusions, and a Texas law requiring you to pay your deductible (no waiving allowed). Together, these changes mean homeowners shoulder a bigger share of the bill than in past years. Texas Department of Insurance+2Texas Department of Insurance+2 PTS Help Texas Statutes
1) Rising Wind/Hail Deductibles
Many Texas policies now use percentage-based deductibles for wind or hail—commonly 1–2% of the dwelling coverage (some are higher). On a $400,000 home, a 2% wind/hail deductible equals $8,000 out of pocket before coverage applies. The Texas Department of Insurance (TDI) explicitly warns consumers to check renewal pages for these changes. Texas Department of Insurance
2) ACV vs. RCV: The Depreciation Shock
If your policy pays ACV on the roof, your claim is reduced by depreciation (age/wear). RCV pays the full replacement cost (subject to deductible), typically after you complete repairs, but ACV pays less at the outset—and sometimes you won’t recover depreciation at all. TDI’s guidance explains the difference clearly and why ACV policies lower payouts. Texas Department of Insurance+1
3) Roof “Payment Schedules” (a.k.a. Roof Surfacing/Systems Schedules)
Some insurers add endorsements that cap what they’ll pay for roof damage based on a depreciation schedule tied to roof age/material—often for wind and hail losses only. That can slash the check for older roofs, even under RCV policies. Insurer and underwriting references describe these schedules and how they change loss settlement terms. Kin PTS Help
4) Cosmetic-Damage Exclusions
Optional endorsements can exclude cosmetic hail damage (for example, dents to metal that don’t cause leaks). If your policy has this, you could get no payment for visible damage that doesn’t affect function. TDI bulletins and coastal policy examples document how these exclusions work. Texas Department of Insurance TWIA
5) You Must Pay Your Deductible—It’s the Law
Since September 1, 2019, Texas Insurance Code Chapter 707 (HB 2102) makes it illegal for contractors to waive, rebate, or “eat” your deductible. Contracts must also include a 12-point notice about this. Bottom line: you’re required to pay your deductible on first-party property claims. Texas Statutes+1 Texas Legislature Online
6) More Claims Close Without Payment
Independent analyses report that a growing share of Texas home claims are closed with no payment, often because damage falls below higher deductibles or coverage is narrowed by endorsements. In 2024, nearly 47% of Texas home claims were reportedly closed without payment—up from 35% in 2016—highlighting how policy terms and deductibles shift costs to homeowners. Houston Chronicle
What Texas Homeowners Can Do (Before and After a Storm)
Before You Buy or Renew
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Ask your agent to spell out:
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Your wind/hail deductible (flat dollar vs. % of Coverage A). Texas Department of Insurance
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Whether your roof is RCV or ACV (and what triggers recoverable depreciation). Texas Department of Insurance
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If there’s a roof payment/surfacing schedule endorsement. PTS Help
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Any cosmetic-damage exclusion on roof coverings. Texas Department of Insurance
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Consider impact-resistant (Class 4) roofing for potential premium credits; TDI maintains resources on these discounts and the PC068 certification form many insurers require. Texas Department of Insurance+2Texas Department of Insurance+2
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Budget the deductible. By law, you must pay it—build it into your emergency fund. Texas Statutes
When You File a Roof Claim
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Document thoroughly (photos of shingles, flashing, vents, attic water stains).
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Get a licensed contractor’s inspection that distinguishes functional vs. cosmetic damage. Texas Department of Insurance
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Request a line-item scope from the adjuster and compare to your contractor’s estimate.
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Appeal professionally if you disagree; keep communications in writing.
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Know your appraisal rights under your policy; deadlines matter.
Harvey Roofing & Construction
817-422-4847
www.HarveyRoofingTX.com
5712 Regalview Dr
Joshua, TX 76058
Harvey Roofing & Construction proudly provides roof repair and roof replacement services to: Burleson, Joshua, Crowley, Cleburne, Rio Vista, Whitney, Granbury, Glen Rose, Crowley, Godley, Mansfield, Midlothian, Cedar Hill, Waxahachie, Alvarado, Fort Worth, Haltom City, Everman, Forest Hill, White Settlement, Arlington, Pantego, Grand Prairie, Keller, Haslet, Benbrook, Aledo, Annetta, Willow Park, Azle, Weatherford, Springtown, Saginaw, North Richland Hills, Hurst, Euless, Bedford, Watauga, Irving, Colleyville, Grapevine, Southlake, Roanoke, & surrounding areas.
