How to Read a Roof Insurance Adjuster Report in Florida

Getting a roofing insurance adjuster report in the mail can feel like opening a document written in a foreign language. Between the acronyms, the line items, and the depreciation math, most Florida homeowners end up just trusting whatever number the insurance company lands on — even when that number is wrong. That is an expensive habit.

This guide will walk you through every major section of a typical adjuster report, explain the terms that matter most, and show you what to push back on before you accept a settlement.

What Is a Roofing Adjuster Report?

After you file a roof damage claim — usually following a hurricane, tropical storm, or severe hail event — your insurance company sends an adjuster to inspect the damage. That adjuster produces a written estimate called a Proof of Loss or, more commonly, an Xactimate report (named after the estimating software most carriers use).

The report is the insurance company's official calculation of what they believe it will cost to repair or replace your roof. It is not a neutral document. It reflects the adjuster's scope of damage, and adjusters working for insurance companies have a financial incentive to scope as little damage as possible.

Understanding the report gives you the power to agree, question, or dispute it with facts — not just frustration.

Key Sections of the Report

1. The Scope of Loss

The first major section lists every item the adjuster found damaged and every task required to fix it. A typical scope for a Florida roof might include entries like:

• Remove and replace shingles (measured in "squares" — one square = 100 sq ft)
• Remove and replace underlayment
• Ice and water shield (required near eaves under Florida Building Code)
• Drip edge / fascia
• Ridge cap
• Pipe boots and flashing
• Decking replacement (if damaged plywood or OSB is found)
• Permits and inspections

Read this list carefully and compare it to what you actually see on your roof. Missing line items are one of the most common ways settlements come in too low.

2. Unit of Measure

Each line item shows a quantity and a unit — squares, linear feet, or each. Confirm the adjuster measured the right surface area. Errors happen, especially on complex rooflines with multiple pitches, dormers, or flat sections. A licensed local roofer's estimate is the best cross-reference you can use here.

3. RCV vs. ACV — The Most Important Two Terms in Your Report

This distinction can be worth thousands of dollars, so read it carefully.

RCV — Replacement Cost Value

RCV is what it would cost to repair or replace the damaged portion of your roof at today's labor and material prices, with no deduction for age or wear. This is the number you want.

ACV — Actual Cash Value

ACV is RCV minus depreciation. Depreciation is the insurance company's estimate of how much your roof has "lost value" due to age and condition. On a 15-year-old roof in Florida's intense sun and humidity, the depreciation haircut can be 40–60% or more.

Whether you receive RCV or ACV depends on your policy:

• RCV policies typically pay ACV up front, then release the recoverable depreciation once you complete repairs and submit receipts. You have to actually do the work to get the rest of the money.
• ACV-only policies (sometimes called "actual cash value" policies) pay only the depreciated amount, full stop. These have become more common in Florida as carriers have tightened their offerings in recent years.

Check your Declarations Page right now. If you have an RCV policy and your report withholds recoverable depreciation, make sure that amount is listed clearly — and document every step of your repair so you can recover it.

4. Depreciation Line Items

The adjuster report will show depreciation as a deduction on each line item. Look for a column labeled "Deprec." You will see:

• Recoverable depreciation — money you can claim back after completing repairs (RCV policies only)
• Non-recoverable depreciation — permanently withheld, regardless of policy type

Depreciation on items like shingles is expected. But depreciation applied to labor costs is legally contested in many states, and Florida courts have weighed in on this repeatedly. If you see depreciation applied to labor, ask your contractor or a public adjuster whether it is appropriate under your specific policy language.

5. Your Deductible

Your out-of-pocket deductible is subtracted from the ACV payment. In Florida, most policies now carry a hurricane deductible that is calculated as a percentage of your home's insured value — often 2–5% — rather than a flat dollar amount. On a home insured for $400,000, a 2% hurricane deductible is $8,000. That is separate from your standard all-perils deductible, which typically applies to non-named-storm events like hail or everyday wind damage.

Confirm which deductible your carrier applied and make sure it matches what is on your Declarations Page.

6. Overhead and Profit

You may notice a line item near the bottom labeled "O&P" — overhead and profit. This is a general contractor markup (typically around 10% overhead and 10% profit) that is standard in the industry when a project requires a general contractor to coordinate multiple trades. Many insurance companies omit it or fight it. If your roof replacement requires coordination beyond simple shingle work — say, permit management, decking replacement, or interior repairs — your contractor may have grounds to request it.

What to Question or Dispute

Here are the most common areas where Florida homeowners should push back:

• Missing line items — Pipe boots, skylights, ridge vents, and solar panel removal/reinstallation are often left off.
• Incorrect measurements — Verify the square footage independently.
• Cosmetic damage exclusions — Some policies exclude damage that is "cosmetic only." If your contractor says it affects watertight integrity, document that in writing.
• Wind vs. age arguments — Adjusters sometimes attribute damage to "normal wear and tear" rather than storm impact. A second inspection or public adjuster can counter this with photos and weather data.
• Labor depreciation — Dispute this if applicable under your policy.
• Missing O&P — Request it in writing if your project warrants it.

You have the right to request a re-inspection, file a supplement through your contractor, or invoke the appraisal clause in your policy if you and the insurer cannot agree on the value of the loss.

Get an Independent Contractor Estimate First

The single most effective step you can take before accepting any settlement is getting an estimate from a licensed local roofer who is not affiliated with your insurance company. That estimate becomes your benchmark. If the adjuster's report is significantly lower, your contractor can write a supplement — a formal request to the insurer to reconsider specific line items with supporting documentation.

For more guidance on what a professional inspection covers, see our free inspection page, or browse our storm damage resources if your claim involves hurricane or wind damage. You can also read more guides on navigating Florida's complicated insurance landscape.

---

If your adjuster report doesn't add up — or you just want a licensed contractor's eyes on your roof before you sign anything — call us today. Lakeland Roof Co will connect you with a vetted, licensed local roofer in Lakeland for a free inspection, so you have the independent documentation you need to negotiate your claim with confidence.