Texas leads the nation in hail and wind losses, so carriers frequently change the rules mid-policy term or at renewal. Asking these questions every year can prevent major surprises after a storm.
1. Do I have wind and hail coverage, or is it excluded?
Some policies limit or exclude wind and hail entirely, or move it to a separate deductible.
2. What is my wind and hail deductible?
Many carriers now use 1% to 3% of your home’s insured value. A 2% deductible on a $450,000 home is $9,000 out of pocket, and more if you have an ACV policy.
3. Do I have a replacement cost value (RCV) or actual cash value (ACV) policy?
ACV policies subtract depreciation and will not issue that portion of the payment, because it is considered non-recoverable. With RCV policies the depreciation is recoverable. Also be aware that some carriers have an endorsement called a Roof Payment Schedule, or Roof Surface Payment Schedule, that uses a sliding scale to reduce the payout percentage as the roof gets older.
4. At what age, if any, will my coverage change or diminish?
Newer policies allow diminishing coverage once the roof is 10 years old, even if it is still in good condition.
5. Are there exclusions in my policy, such as dents on metal vents and flashing?
This may not amount to much on an asphalt shingle roof, but it still affects replacing the roof properly. Drip edge and flashings are part of your roof system and often require replacement. If you have a metal roof, this is a big concern.
6. How long do I have to file a wind or hail claim in Texas?
Texas has strict guidelines, and waiting too long can affect your claim’s approval. This should never be used by a roofing contractor to rush you through the process, but you benefit from knowing.
7. Will filing a claim raise my rates or risk non-renewal?
Not all claims affect premiums the same way. Ask how catastrophe claims are handled compared to smaller ones. Many roofers will encourage you to file even when it is not necessary, because they have nothing to lose, but that is not an ethical way to do business. Ask a trusted roofing contractor to inspect the roof and take photos for you to review before you file.
8. Are there any other exclusions or gaps I should know about?
Ask specifically about ordinance and law, or code upgrade, coverage. Also ask about any riders, endorsements, or amendments that affect your coverage.