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 check arrives.
An 18-year-old architectural shingle roof, 1,800 sq ft footprint, on an actual cash value policy. That is a $10,804 gap. 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 math 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.
Understand the number before you act on it
Use the calculators for a planning range, then use these plain-language guides to check scope, permits, assistance, financing and coverage.
Replacement cost questions
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.
Which calculator should I use first?
Start with the physical item being replaced: roof, solar, HVAC, windows, water heater, siding, gutters or flooring. Then take its midpoint or your contractor’s written replacement figure to the Claim gap calculator to compare an ACV first check with an RCV settlement.
Why does age change the insurance result?
Actual cash value subtracts depreciation for age and condition. An older item can therefore produce a much smaller first check even when today’s labor and material cost is high. The calculators show the assumed lifespan and depreciation percentage instead of hiding that step.
Are the animated charts part of the calculation?
No. The animation helps explain the result: line items arrive in order, figures count up, and the payout bar separates the insurer’s share from yours. The arithmetic is the same when reduced-motion is enabled, and the final numbers remain visible without animation.
Does the estimate include a deductible?
Every insurance-aware estimator includes a deductible input. It is applied after depreciation to the first ACV check and remains your share on a completed RCV claim. Your policy language controls the real settlement.
Can I use these tools before getting contractor quotes?
Yes. That is the best time to use them. The itemized range gives you a scope checklist and helps you spot a quote that omits removal, disposal, permits, access or related repairs. Always compare it with two or three local written quotes.