If you’re a homeowner in Kansas, navigating a roof repair or replacement can be challenging—especially when dealing with insurance. Recently, more insurance companies have been switching policies from Replacement Cost Value (RCV) to Actual Cash Value (ACV) and adding metal endorsements that limit coverage for metal roofs. These changes can leave homeowners with unexpected costs when damage occurs.

RCV vs. ACV: What’s the Difference?

Traditionally, most homeowners' insurance policies provided Replacement Cost Value (RCV) coverage. This meant that if your roof was damaged, your insurance company would pay to replace it at today’s market cost, minus your deductible.

However, many insurers are now switching to Actual Cash Value (ACV) policies. Under ACV, your insurance only covers the depreciated value of your roof. The older your roof, the less money you’ll receive—potentially leaving you paying thousands out of pocket for a new roof.

Example of ACV vs. RCV Payouts

Let’s say you have a 15-year-old asphalt shingle roof that originally cost $15,000 to install:

• RCV Policy: Insurance covers the full replacement cost (minus your deductible).

• ACV Policy: The insurer deducts depreciation based on age. If they determine your roof has lost 60% of its value, they’ll only pay 40% of the total cost—meaning you could receive just $6,000 toward a replacement.

For homeowners in central Kansas , where severe weather like hail and windstorms is common, an ACV policy could result in significant out-of-pocket costs.

Metal Roofs and the Metal Endorsement Loophole

Another major change affecting homeowners is the metal endorsement many insurance companies are adding to policies. Traditionally, if hail damaged your metal roof, insurance would cover repairs or replacement. However, new metal endorsements only cover damage if the metal is penetrated—meaning cosmetic dents or surface damage from hail might not qualify.

What This Means for Metal Roof Owners

If a hailstorm hits and leaves dents in your metal roof but doesn’t puncture it, your insurance may deny your claim under the metal endorsement. Even if the dents impact your roof’s longevity or resale value, you could be left paying for repairs or replacement out of pocket.

How to Protect Yourself

With these changes, it’s crucial to be proactive about your coverage:

1. Review Your Policy – Check if your insurance has switched to ACV and whether a metal endorsement applies.

2. Talk to Your Agent – Ask for RCV coverage if available. If not, consider shopping for a policy that offers better protection.

3. Schedule Regular Inspections – Documenting your roof’s condition with a professional inspection can help in case of a claim dispute.

4. Upgrade Roofing Materials – Some insurers offer better coverage for impact-resistant shingles or high-quality metal roofing.

At Midwest Exterior, we specialize in helping Kansas homeowners navigate insurance claims and ensure they get the coverage they deserve. Whether you need a roof repair or replacement, our team can assess storm damage, provide expert documentation, and work with your insurance company to maximize your claim.

Need Help With Your Roof Insurance Claim?

If you’ve been affected by an ACV policy change or a denied metal roof claim, contact Midwest Exterior today. We’ll inspect your roof, explain your options, and make sure you get the best possible outcome for your home.

Call us today for a free inspection!

Located in Derby and Manhattan Kansas