A roof doesn’t have to be 20+ years old to show signs of aging. UV damage, poor ventilation, extreme storms, and improper repairs can all speed up wear. Look for curling shingles, dark streaks, missing granules, or sagging areas. If something feels off — or if your roof is past the 10-year mark — it may be time for a professional check-up.

RCV vs ACV vs Roof Schedules: What Your Insurance Policy Really Covers (And What It Doesn’t)

When it comes to storm damage, your roof coverage can mean the difference between a full replacement or paying thousands out of pocket. Many Texas homeowners are surprised to learn that their policy doesn’t always guarantee full coverage.

Insurance companies have shifted away from the more generous Replacement Cost Value (RCV) toward Actual Cash Value (ACV) or roof payment schedules. Each type of policy works differently—and impacts your claim in a big way.

Replacement Cost Value (RCV):

RCV is the most homeowner-friendly option. It covers the full cost to replace your roof with materials of similar quality, minus your deductible.

For example, if a 12-year-old roof is damaged by hail, the insurance company would still pay for a full replacement (after your deductible). This coverage offers the most protection, but it’s becoming less common and usually comes with higher premiums.

Actual Cash Value (ACV):

ACV takes depreciation into account. That means the older your roof, the less money you’ll get.

For instance, if your roof has a 20-year lifespan and is already 10 years old, the insurer sees it as halfway used up. A $20,000 replacement might only result in a $10,000 payout. After your deductible, the check could be even smaller.

This is why many homeowners face higher out-of-pocket costs, even when their claim is approved.

Roof Payment Schedules:

A roof payment schedule sets a fixed percentage payout based on your roof’s age.

• Under 5 years old: often covered at 100%
• Around 10 years old: coverage may drop to 40% or less
  

This approach is becoming more common in storm-prone states like Texas and often leaves homeowners with a big gap to cover themselves.

Policy Exclusions to Watch For:

Even with the best policy type, certain exclusions can prevent you from getting a payout. Cosmetic damage, such as dents in metal roofing that don’t affect performance, is often excluded.

Other common exclusions include:

• Normal wear and tear
• Gradual deterioration
• Pre-existing damage
• Issues from poor installation or lack of maintenance

These exclusions are among the top reasons claims get denied. Knowing them ahead of time helps homeowners maintain their roofs, keep good records, and avoid unpleasant surprises when filing a claim.

How to Protect Yourself:

The first step is to understand your current policy and know exactly how your roof is covered. 

• CURRENT COVERAGE: Review your policy terms to determine whether your roof is covered under RCV or ACV, and whether there’s a payment schedule that limits payouts based on roof age. Look for a list of exclusions so you know what’s not covered.
• CLEAR UP CONFUSION: Ask your agent for a written explanation for any language that is unclear.
• KEEP RECORDS: Keep detailed records of your roof’s condition, including inspection reports and repair receipts. This will help support your case in the event of a claim.
• EXPLORE YOUR OPTIONS: If your coverage is limited, you may want to explore upgrading your policy or investing in preventative roof improvements.

We’re excited to introduce Trade Tank — an extension of Tri-Tex’s current services focused on supporting specialized trades. Our first official trade? Welding and fabrication, led by Jessie. From custom gates and metal components to one-off repairs, Jessie’s work helps keep projects moving efficiently. Whether it’s roofing-related or not, he builds solutions that last. Trade Tank was created to give skilled trades the tools, structure, and visibility they need to grow — and Jessie’s shop is where it all begins.

Part 1: The Big Picture – How Rising Insurance Costs Are Putting a Spotlight on Roof Coverage in Texas

Navigating Texas Home Insurance Changes in 2025:

Homeowners across Texas continue to face steep insurance premium increases. In some areas, rates jumped nearly 19% in 2024, following a 21% surge in 2023. These hikes stem from more frequent severe weather like hailstorms, hurricanes, and freezes, combined with increased labor and material costs.

Legislative Efforts in 2025:

During the 2025 session, lawmakers introduced several bills aimed at curbing insurance rate increases and improving transparency. Key proposals included:

• Senate Bill 1643 – Requires state approval for any insurer rate hike above 10%.
• House Bill 1576 – Provides grants to homeowners who retrofit against severe weather.
• Additional measures – Mandate detailed explanations when insurers cancel or decline coverage, prohibit forced auto+home bundling, and expand oversight within the Texas Department of Insurance.

Shifting Insurance Practices:

At the same time, more insurers are moving away from Replacement Cost Value (RCV) policies, where roofs are covered at full replacement value, and shifting to Actual Cash Value (ACV) or fixed roof payment schedules that depreciate based on age. This change often leaves homeowners paying steep out-of-pocket costs, even after years of full premiums. With claim denials rising and roof age/maintenance under tighter scrutiny, homeowners face a much tougher path to secure full reimbursement after storms.

While some consumer protections were enacted, many experts, like state Rep. Tom Oliverson, warned that “nothing was done to lower property and casualty rates for the average homeowner.” That means it’s more important than ever for homeowners to understand their policies and take proactive steps.

Steps Texas Homeowners Should Take:

• REVIEW: Carefully check whether your roof is covered under RCV or ACV, and if a payment schedule limits payouts based on roof age.
• DOCUMENT: Keep dated inspection photos and maintenance records of your roof.
• BE PROACTIVE: If your roof is 10–15 years old, schedule an inspection—or consider replacement—to avoid claim denials under newer underwriting models.

This article is the first in a five-part series on navigating insurance industry changes as they apply to your roof. At Tri-Tex, our goal is to give you the resources and support you need to make confident, informed decisions about protecting your home.

Sources:

TexasTribune.org

HoustonChronicle.com 

This summer’s floods hit close to home. Many of our friends, neighbors — and even some of our own team — were affected. In the aftermath, we’ve tried to show up however we can, whether that’s clearing debris, lending tools, or just being available. Roofing isn’t always the priority in moments like these, but we’re proud to be part of a community that looks out for one another. If you need anything — even if it’s not roofing related — reach out.