A "Roof Surfacing — ACV" note on your dec page means your insurer depreciates your roof's value before paying a claim. A 15-year shingle roof may get only 40 cents on the dollar. Here's exactly how the math works.
Get a Free Roof Inspection →A roof surfacing schedule is your insurer's depreciation table — the formula they use to calculate the Actual Cash Value (ACV) of your roof when you file a claim. It assigns an expected lifespan to your roofing material, then reduces the payout proportionally based on how much of that lifespan has already been used.
The phrase "Roof Surfacing — ACV" on your declarations page is the signal that this schedule applies to your policy. If you see "Roof Surfacing — RCV," you have Replacement Cost coverage — still subject to depreciation methodology, but you receive the full replacement cost after completing repairs.
Standard asphalt architectural shingles are typically assigned a 25-year expected lifespan. Under straight-line depreciation, that's 4% depreciation per year.
| Roof Age | Depreciation | Remaining Value | Insurer Pays on $20,000 Claim | You Pay (+ $2K deductible) |
|---|---|---|---|---|
| 5 years old | 20% | 80% | $14,000 | $8,000 |
| 10 years old | 40% | 60% | $10,000 | $12,000 |
| 15 years old | 60% | 40% | $6,000 | $16,000 |
| 20 years old | 80% | 20% | $2,000 | $20,000 |
| 25 years old | 100% | 0% | $0 | $22,000+ |
* Straight-line depreciation on 25-year lifespan. $2,000 deductible applied after depreciation. Hurricane/wind deductible not included — add 2-5% of dwelling value. Actual insurer schedules vary.
| Material | Typical Lifespan Used | Annual Depreciation Rate | Notes |
|---|---|---|---|
| 3-tab asphalt shingles | 20 years | 5%/year | Often reach $0 value at age 20 under ACV |
| Architectural shingles | 25–30 years | 3.3–4%/year | Most common coastal residential material |
| Class 4 impact-resistant shingles | 30 years | 3.3%/year | Some insurers use longer lifespan for better-rated products |
| Metal (exposed fastener) | 30–40 years | 2.5–3.3%/year | Coastal accelerated depreciation may apply |
| Standing seam metal | 40–50 years | 2–2.5%/year | Longest lifespans, lowest annual depreciation rate |
| Clay tile | 50+ years | <2%/year | Tile itself rarely depreciates significantly; metal components may |
| Concrete tile | 40–50 years | 2–2.5%/year |
Some insurers apply accelerated depreciation schedules to coastal properties, reflecting the faster physical aging caused by salt air, UV, and humidity. An asphalt shingle roof in coastal Florida may be depreciated at 5-6% per year rather than the standard 4% — making a 12-year-old coastal roof worth only 28-40 cents on the dollar instead of 52 cents. Ask your insurer specifically whether they apply coastal accelerated depreciation to your property.
On your declarations page, look for:
Even with RCV coverage, most policies pay ACV first — the depreciated amount — and then release the "recoverable depreciation" (the withheld amount) once repairs are completed and documented. This means you typically receive about 40-60% of the claim upfront on an older roof, with the remainder paid after the contractor finishes. Don't spend the initial payment assuming it's the full settlement.
The full breakdown of both coverage types and how to read your policy.
When depreciation schedules combine with ACV switching to create maximum exposure.
Why coastal roofs age faster — and how insurers may apply accelerated depreciation.