What will insurance actually pay you for a specific damaged or stolen item? This calculator applies the same depreciation tables, sub-limits, and deductible math that adjusters use, then shows each step.
The single biggest variable in any claim is whether the affected item is on a Replacement Cost Value (RCV) or Actual Cash Value (ACV) basis. RCV pays the full cost to replace the item with a new equivalent, regardless of age. ACV subtracts depreciation — and on items with relatively short useful lives (roofs, HVAC, appliances, electronics), the depreciation can be substantial.
A real example: a 12-year-old asphalt shingle roof on a typical 22-year useful life is considered ~55% depreciated. A $15,000 roof replacement under RCV pays $15,000 minus your deductible. Under ACV, you receive only ~$6,750 minus your deductible — leaving you nearly $8,000 short of the actual replacement cost.
The trap. Many carriers in hurricane and hail states (Florida, Texas, Colorado, Oklahoma) have moved to ACV-only coverage on roofs over 10-15 years old. The dwelling itself may still be on RCV, but the roof line is downgraded. Check your declarations page or the endorsement section of your policy.
Sub-limits are the other trap. Even with RCV personal-property coverage, standard ISO HO-3 forms cap specific item types: jewelry $1,500, firearms $2,500, cash $200, electronics $5,000. If you own anything substantially above these limits, you need a scheduled-personal-property endorsement (also called a "floater") — typically $20-$100/yr per item.
Depreciation formula: RCV × (Age / Useful Life), capped at the salvage floor (10-20% depending on category). This matches the formula used by Xactimate and Symbility, the two software platforms most adjusters use to estimate claims.
Useful-life tables come from the Property Claims Education Foundation and major-carrier depreciation guides. Examples: asphalt roof 22 yr, metal/tile roof 45 yr, HVAC 18 yr, water heater 12 yr, major appliance 12 yr, carpet 10 yr, furniture 15 yr, electronics 6 yr, clothing 5 yr. Items like cash, jewelry, and firearms aren't depreciated for age (they retain value or appreciate) — instead they hit a hard sub-limit cap.
Sub-limits are from standard ISO HO-3 / HO-5 policy forms. Some carriers offer higher built-in sub-limits or sell endorsements that raise them. Always read the "Special Limits of Liability" section of your policy declarations.
What this doesn't capture: coinsurance penalties (if your dwelling is insured below 80% of replacement cost, your payout is proportionally reduced), state-specific adjuster practices, contested damage estimates, code-upgrade (ordinance and law) coverage, additional living expenses for displacement, and specific carrier interpretations of "like kind and quality." For multi-item or full-dwelling losses, the math compounds and a public adjuster is often worth the 8-12% fee.
This is an estimate, not a guarantee. If you have a real, live claim, document everything (photos, receipts, serial numbers), file promptly, request your adjuster's estimate in writing, and consider getting a second opinion from a public adjuster if the gap looks large.
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