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Most Austin homeowners find out what “actual cash value” means the week the check arrives — and it is thousands of dollars too late. These two calculators let you see the shape of the money first: what a replacement costs, what your carrier is likely to pay, and what lands on you.
These are estimates, for informational purposes only. Every rate, multiplier and lifespan in these tools is an illustrative placeholder. Your actual settlement is decided by your carrier’s adjuster and the scope they write — not by this page. Sprout Roofing is a roofing contractor, not an insurance adjuster.
Sprout Roofing · Austin TX · 10 years in business
Calculator 01
Answer eight questions about your roof and your policy. The tool builds a replacement cost, applies depreciation the way a carrier would, and shows you the out-of-pocket number under both an RCV and an ACV policy side by side. Nothing is submitted anywhere — it calculates in your browser.
Under your selected policy
You would pay out of pocket
—Select a policy type to see the plain-English version of what happens to your money.
Estimate only · not a quote · not a settlement offer
The distinction that costs the most money
Identical damage. Identical contractor. Identical deductible. The only variable is one sentence in your loss-settlement clause — and it moves the number below by thousands.
Replacement cost value
The carrier ultimately pays what it actually costs to replace the roof today, minus your deductible. It arrives in two checks — and you have to finish the work to get the second one.
Actual cash value
The carrier pays the depreciated value of a worn-out roof, minus your deductible. There is no second check. The depreciation is simply gone, and the gap is yours to fund.
Read this before you trust the numbers above
Every rate, multiplier, lifespan and depreciation cap in this calculator is an illustrative placeholder that Sprout Roofing must confirm against current Austin pricing before this page goes live. They are not a price list and they are not a quote.
Real settlements are decided by the adjuster’s written scope, your specific policy language, endorsements such as cosmetic-damage exclusions or roof-payment schedules, code-upgrade coverage, and the age and condition the carrier assigns to your roof. Carriers depreciate line items differently; this tool applies depreciation to the whole scope for simplicity, which is a simplification.
Deductible figures shown are whatever you typed. Confirm yours on your declarations page — wind and hail deductibles in Texas are frequently a percentage and frequently separate from the all-peril deductible homeowners remember.
Plain English
Insurance vocabulary is not complicated on purpose — but nobody explains it to you before the storm. Here is the whole thing in five paragraphs.
Your deductible is the portion of a covered loss you pay yourself. It is not a fee and it is not paid to your carrier — it is simply subtracted from what they hand you. If the roof costs $18,000 and your deductible is $2,500, the carrier’s side of the arithmetic is $15,500 and yours is $2,500.
In Texas, wind-and-hail losses often carry a separate percentage deductible calculated on your dwelling coverage rather than a flat dollar amount. A 2% deductible on a $450,000 dwelling is $9,000 — not 2% of the roof, 2% of the house. This surprises people badly.
Replacement Cost Value pays what it costs to put a new roof on today. Actual Cash Value pays what your old roof was worth on the day it was destroyed — new cost minus wear. A 15-year-old asphalt roof has spent most of its service life, so its cash value is a fraction of its replacement cost.
The difference is not small and it is not academic. On an older roof the ACV settlement can land at less than half the replacement cost, and every dollar of that gap is funded by you. This is the single line most worth checking on your policy before a storm, because it cannot be changed after one.
On an RCV policy the carrier does not send the full amount at once. The first check is the depreciated value minus your deductible. The withheld portion — the recoverable depreciation — is released only after the work is complete and you submit a final invoice proving it.
This trips up homeowners in two ways. First, the opening check looks alarmingly small and people assume that is the settlement. Second, if you take the first check and never do the work, you forfeit the rest permanently. On an ACV policy the depreciation is never recoverable at all.
The initial estimate reflects what one adjuster saw, in the time they had, from where they stood. Slopes get missed. Flashing, drip edge, ridge vent, decking, gutters and code-required upgrades get left off the scope. None of this is necessarily bad faith — it is the practical reality of a fast inspection after a regional hail event.
Scopes are routinely supplemented: your contractor documents what was omitted, prices it to the same estimating software the carrier uses, and submits it for review. A settlement is the end of a conversation, not the start of one. Do not sign a repair contract based on the first figure.
Since 2019 it has been illegal in Texas for a contractor to waive, absorb, rebate or otherwise pay your insurance deductible, and illegal to advertise that they will. It is also a violation for a homeowner to knowingly accept that arrangement. Insurers may require written proof that you paid it.
So when a roofer offers to “cover your deductible,” “work it into the price” or “make it disappear,” they are proposing something unlawful and telling you exactly how they will handle the paperwork on the rest of your job. Sprout does not do this, and neither should anyone you hire.
If your deductible is close to or above the replacement cost, filing gains you nothing and still places a claim on your record. This is common with high percentage deductibles on modest roofs — a 5% deductible on a $600,000 dwelling is $30,000, which exceeds most asphalt replacements outright.
Get the roof documented first. An inspection tells you whether functional damage exists and roughly what the scope would be, which is the information you need in order to decide — before a claim exists on your history.
Free documented inspection
A calculator cannot climb your roof. A Sprout inspector photographs every slope, writes the scope in the same estimating software your carrier uses, and emails the report the same day. If your roof does not need replacing, we tell you that and leave.
Calculator 02
For the part insurance does not cover — your deductible, an ACV gap, or a full out-of-pocket replacement. Standard amortising loan maths: fixed monthly payment, fixed rate, no balloon.
Estimated monthly payment
—Principal and interest, fixed for the full term.
Estimate only · subject to credit approval
Year by year
Early payments are mostly interest; later payments are mostly principal. This is the shape of that shift, aggregated by year. Final row is rounded to close the balance exactly at zero.
| Year | Payments | Interest paid | Principal paid | Balance remaining |
|---|
Financing disclaimer
All financing is subject to credit approval by a third-party lender. Sprout Roofing is not a lender and does not make credit decisions. The APR, term availability and monthly payment you are actually offered may differ materially from anything shown here.
This calculator models a standard fixed-rate amortising loan of principal and interest only. It does not include origination or dealer fees, prepaid interest, insurance products, deferred-interest promotional structures, or any balloon payment — all of which change the real cost. Figures are rounded for display.
Default rates and preset project amounts are illustrative placeholders that the client must confirm with their actual lending partner before publication.
Real numbers, real roof
A monthly payment is only as good as the project figure behind it. Let us measure the roof, write the actual scope, and give you a real amount to finance — then you will know what this payment truly is.
The honest footnote
We would rather you arrive at an inspection with realistic expectations than be pleasantly surprised by a lowball number on a website. So: everything on this page is arithmetic on assumptions, and the assumptions are ours until a real roof proves otherwise.
Placeholder values the client must confirm before launch
Cost per roofing square by material — 3-tab $420, architectural $525, Class 4 impact $675, standing-seam metal $1,250, clay/concrete tile $1,450. Pitch multipliers — 1.00 / 1.12 / 1.28. Story multipliers — 1.00 / 1.10 / 1.20. Tear-off and disposal — $95 per square. Permit, underlayment and misc — $450 flat. Roof-to-floor multiplier — 1.35×. Expected service life — 20 / 25 / 30 / 45 / 50 years by material. Depreciation cap — 70% of replacement cost. Default APR — 9.99%.
These estimates are provided for informational purposes only. Nothing on this page constitutes insurance advice, a coverage determination, a legal opinion, or a credit offer. Read your own policy, and speak to your carrier and a licensed adjuster about your specific claim. Sprout Roofing is a licensed, insured roofing contractor — we are not insurance adjusters, not a public adjuster, and not a lender.