If you’re a homeowner in Kansas, staying informed about your insurance coverage is crucial—especially when it comes to protecting your home’s exterior. At Midwest Exterior, we’ve noticed some important trends in insurance policies that can significantly impact how much you’ll receive in the event of roof damage. Today, we’re shedding light on two key issues: the shift from Recoverable Cash Value (RCV) to Actual Cash Value (ACV) policies and the rise of metal exclusions in roofing claims.

Recoverable Cash Value vs. Actual Cash Value Policies

Traditionally, many homeowners’ insurance policies have included Recoverable Cash Value (RCV) coverage. Under RCV policies, when your roof is damaged by covered events like hail or wind, the insurance company pays the full cost to repair or replace the roof, minus your deductible. This means you can restore your roof to its pre-damage condition without worrying about depreciation costs.

However, we’re seeing a shift toward Actual Cash Value (ACV) policies. ACV policies factor in depreciation when calculating your claim payout. For example, if your roof is 15 years old and needs replacing due to storm damage, the insurance company will deduct the depreciation based on the age and condition of the roof. This can leave you with a significantly lower payout and a larger out-of-pocket expense.

Why This Matters to You

If your insurance policy has transitioned to ACV without your knowledge, you might be caught off guard in the event of a claim. We recommend checking your policy or speaking with your insurance agent to understand whether your roof is covered under RCV or ACV. If you’re not satisfied with your coverage, you may be able to adjust your policy—though it’s always better to address this before damage occurs.

Metal Exclusions and Their Impact on Roof Claims

Another trend we’re seeing is the rise of metal exclusions in insurance policies. Metal roofs are increasingly popular due to their durability and energy efficiency, but some insurance companies are excluding certain types of damage to metal roofing materials from their coverage. For example, if hail dents your metal roof but doesn’t compromise its functionality, the insurer might not cover the repair or replacement costs.

These exclusions mean that even if you’ve invested in a high-quality metal roof, you might not be fully reimbursed for damage, leaving you with unexpected repair expenses. Before investing in a metal roof or renewing your policy, ensure you understand the exclusions and limitations in your coverage.

What Can You Do?

1. Review Your Policy: Schedule a meeting with your insurance agent to review your current policy. Ask specific questions about RCV vs. ACV coverage and any exclusions related to metal roofs.

2. Document Your Roof’s Condition: Take photos and keep records of any maintenance or repairs. This can be helpful if you need to dispute a claim.

3. Consider Supplemental Coverage: Some insurers offer endorsements or riders to cover metal roofs more comprehensively or to switch back to RCV policies. Ask about these options if they’re available.

4. Work with Experts: At Midwest Exterior, we’re here to help. We can assess your roof’s condition and provide detailed documentation to support your insurance claims. Our team has extensive experience working with homeowners and insurers to ensure you get the best outcome.

Protect Your Investment

Your roof is one of the most significant investments in your home, and having the right insurance coverage is essential to safeguarding it. If you have questions about your roofing materials, potential damage, or insurance claims, Midwest Exterior is here to guide you. Contact us today to schedule a free consultation, and let’s make sure your home is protected—no matter what Kansas weather throws your way.