The four ways Minnesota policies settle a roof claim
- Replacement cost (RCV): Pays the cost to replace with like kind and quality, less your deductible. The most homeowner-friendly.
- Actual cash value (ACV): RCV minus depreciation. A 15-year-old asphalt roof can lose 50%+ of value.
- Roof age schedule: Predetermined depreciation tables. Some carriers cut payment by 10% per year of roof age beyond a threshold.
- Cosmetic-only exclusion: Functional damage covered, "cosmetic" damage (dents in metal, granule loss without leaks) excluded.
What to look for on your declarations page
- "Actual cash value loss settlement — roof" or similar language
- A roof endorsement form number (often starts with HO or carrier-specific code)
- Schedule tables in the policy form referenced by roof age
- Cosmetic damage exclusion language
- Matching limitation clauses
Should you replace your roof before it ages out?
Many Minnesota homeowners with 15+ year roofs find that a proactive replacement — combined with switching to a carrier that pays RCV — produces a better outcome than waiting for the next hailstorm under an aging-roof schedule.
Working with roofing contractors after a storm
- Beware of door-to-door contractors offering to "handle the insurance company."
- Get a written, itemized scope of work — not just a total.
- Verify the contractor is licensed in Minnesota and insured.
- Your insurance company, not the contractor, decides what's covered.