CLAIMS GLOSSARY · FLORIDA & NEW JERSEY

Roof Payment Schedule

Q: Does the Florida roof deductible apply to hurricane damage?

No. §627.701(10)(a) 5 says it does not apply to a roof loss caused by a hurricane, to a total loss, to a tree or other hazard that punctures the roof deck, or to a loss requiring repair of less than half the roof.

Also called: roof surfacing payment schedule, roof surfacing loss settlement, ACV roof endorsement, roof deductible, scheduled roof coverage

By Nelson Avila, Licensed Florida Public Adjuster (License G332385) · Florida Certified Contractor
Homeland Public Adjusters · Last reviewed: October 2026

Definition

A roof payment schedule (roof surfacing payment schedule) is a policy endorsement that pays a roof loss at a percentage of replacement cost set by the roof’s age and material, instead of full replacement cost. A 15-year-old shingle roof might be paid at 40–50% of the cost of a new one, with no depreciation to recover. It is one of three roof provisions that can cut a Florida claim: the schedule, the ACV roof loss settlement endorsement, and the statutory roof deductible.

Full guide: Roof Claim Denied for Wear and Tear or Cosmetic Damage

Three roof provisions to know

Roof surfacing payment schedule. A carrier-specific endorsement with a table: material (asphalt shingle, metal, tile, slate, wood) by age, each cell a percentage of replacement cost the policy will pay. The percentage is the whole payment; there is no recoverable depreciation to collect later.
ACV loss settlement for roof surfacing (ISO HO 04 93). Pays wind and hail damage to roof surfacing at actual cash value. Functionally similar, but the depreciation is computed per the estimate rather than from a table, and it stays on the policy until removed even after the roof is replaced.
Florida roof deductible (§627.701(10)). A separate deductible for roof losses that may not exceed the lesser of 2% of the Coverage A limit or 50% of the roof replacement cost. It may not be applied to a total loss, to a roof loss caused by a hurricane, to a tree fall or other hazard that punctures the roof deck, or to a loss requiring repair of less than 50% of the roof.

What the schedule covers, and what it does not

Both the schedule and the ACV endorsement apply to roof surfacing: shingles, tiles, metal panels, membranes, underlayment and flashing. They do not apply to the roof decking, trusses, insulation, ceilings, interior finishes or contents damaged by the water that came through. Carriers routinely run the whole claim through the schedule percentage; only the surfacing lines belong there.

Florida

Florida law does not mandate a payment schedule. It regulates roof age differently: under §627.7011(5), an insurer may not refuse to issue or renew a policy solely because a roof is less than 15 years old, and for a roof 15 years or older it must allow an inspection and may not refuse coverage on age alone if the roof has five or more years of useful life remaining. The schedule and ACV endorsements are forms carriers file and the Office of Insurance Regulation approves; accepting one in exchange for a premium reduction is a choice made at renewal, and it is disclosed on the declarations page.

The roof deductible in §627.701(10) is statutory and must be offered with a clear notice; a carrier that accepted a reduced premium for it and then applies it to a hurricane roof loss is applying it where the statute says it cannot.

New Jersey

New Jersey carriers use the ISO ACV roof surfacing endorsement and carrier schedules on older roofs, particularly after the 2021–2024 reinsurance tightening. There is no statutory roof deductible. The cosmetic damage exclusion (ISO HO 06 44 and carrier equivalents) also appears on New Jersey policies and excludes marring, pitting and superficial damage to roof surfacing from wind or hail where the roof still keeps water out; damage that lets water in is not cosmetic.

How carriers use it against you

Applying the schedule percentage to the entire claim rather than to roof surfacing only.
Using the wrong roof age: age is measured from the last full replacement, and a permitted replacement resets it.
Calling functional hail or wind damage “cosmetic” on a metal roof when seams, fasteners or coatings have been compromised.
Applying the roof deductible to a hurricane loss or to a tree that punctured the deck.

Worked example

Tile roof, 18 years old, replacement cost $62,000, schedule pays 55% at that age: $34,100 for the surfacing. Decking repairs ($6,500), interior ceilings and drywall ($9,800) and contents ($3,200) are outside the schedule and are paid under the normal loss settlement terms. If the carrier runs all $81,500 through the 55% schedule it pays $44,825; correctly applied, the claim is $34,100 + $19,500 = $53,600 before deductible.

Frequently asked questions

Is a roof payment schedule the same as depreciation?

It works like non-recoverable depreciation fixed in advance by a table. On a replacement-cost policy without the schedule, depreciation is withheld and then paid back after repairs; under a schedule the percentage is the final payment.

Can I remove the roof schedule from my policy?

Usually yes at renewal, by paying the full-replacement-cost premium, and in some cases after a roof replacement. Ask for the endorsement to be removed in writing and check the next declarations page.

Does the Florida roof deductible apply to hurricane damage?

No. §627.701(10)(a)5 says it does not apply to a roof loss caused by a hurricane, to a total loss, to a tree or other hazard that punctures the roof deck, or to a loss requiring repair of less than half the roof.

My metal roof has hail dents. Is that covered?

If the policy has a cosmetic damage exclusion, dents that do not affect the roof’s ability to keep water out are excluded. Dents at seams, fasteners, ribs or coatings that open a path for water, or that void the manufacturer’s warranty, are functional damage and are not cosmetic. An inspection with test squares and manufacturer criteria is how that is proven.

Related terms

Recoverable Depreciation

Recoverable depreciation is the money your insurer withholds from a replacement-cost claim payment until you repair or replace the damaged property.

Read the definition ›

Actual Cash Value vs. Replacement Cost (ACV vs. RCV)

Replacement cost value (RCV) is what it costs to repair or replace damaged property with new materials of like kind and quality today.

Read the definition ›

Hurricane Deductible

A hurricane deductible is a separate, usually percentage-based deductible that replaces your regular deductible when a loss is caused by a named hurricane.

Read the definition ›

Policy Exclusions

A policy exclusion is a provision that takes a cause of loss, a type of property, or a situation out of coverage that the insuring agreement would otherwise provide.

Read the definition ›

If this is your loss, call Homeland before you talk to the insurance company: Florida (305) 783-3777, New Jersey (732) 517-3777, 24 hours. A licensed public adjuster reviews the claim for free and calls you back right away. No Recovery, No Fee.

Sources

This article is for general information only and is not legal or insurance advice. Statutes, regulations and policy wording change, and how they apply depends on your own policy and the facts of your claim. Homeland Public Adjusters is a public adjusting firm, not a law firm.

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