Frame measurement note for Texas roof work
Our team uses this page as an inspection checklist, not a generic roofing article. When we inspect a Texas roof, our crew records the roof age in years, labels the 4 primary roof faces when present, checks at least 2 likely leak paths, and separates repair, replacement, tarping, and maintenance notes before any recommendation.
In our experience, the details homeowners actually use are visible-condition details: shingle edges, flashing, gutters, attic moisture, decking softness, ventilation, and owner photos from the last 12 months. We inspect those items because a clear written scope is more useful than a broad storm script.
Two acronyms decide whether a Texas roof claim makes you whole or leaves you writing a check. They live on your declarations page and most homeowners never look at them until the worst possible moment — claim day, after a hailstorm, when the carrier's adjuster mentions "actual cash value" and the math goes sideways.
Here is the plain-English version. Then the 2026 DFW carrier reality, because the rules have been changing fast.
ACV vs RCV — the plain-English version
- RCV — Replacement Cost Value. The carrier pays what it costs to replace your roof today. Materials and labor at current pricing. No depreciation deducted.
- ACV — Actual Cash Value. The carrier pays the replacement cost minus depreciation for the roof's age. The older the roof, the bigger the deduction.
On a brand-new roof, ACV and RCV are basically identical (no depreciation to deduct). On a newer roof, the gap is small. On an older roof, the gap can be significant — sometimes the difference between a covered-scope decision and an out-of-pocket amount you were not planning to spend. How much depends entirely on your policy terms and how the carrier calculates depreciation.
How it works. Under an RCV policy the carrier ultimately pays the replacement cost of a like-for-like roof (minus your deductible), releasing withheld depreciation once the work is completed and invoiced. Under ACV, the carrier subtracts depreciation for the roof's age and does not release it. Your actual numbers depend on your policy, deductible, ACV vs RCV terms, and depreciation — Frame documents the damage; your carrier determines coverage.
The DFW carrier reality in 2025–2026
Through 2025 and into 2026, three patterns have shaped almost every North Texas hail-belt claim we have seen:
1. The 15-year ACV cliff
State Farm, Allstate, and Farmers have routinely been converting roofs 15 years and older to ACV-only at renewal. The policy quietly drops the RCV endorsement on the roof line. The homeowner gets a renewal notice that looks normal, doesn't read the dwelling section, and learns about the change after the next storm.
Some carriers do this at 10 years now. Some require Class 4 impact-rated shingles to keep the RCV endorsement. The trend is unambiguous: replacement cost on older roofs is getting harder to keep.
2. USAA still writes RCV
USAA remains one of the few major DFW carriers still writing replacement cost value on residential roofs as of 2026. For military families in Frisco, Plano, McKinney, and Allen — and there are a lot of them — that policy posture is a meaningful renewal-time differentiator. Frame Restoration does not represent USAA or any other carrier; confirm coverage directly with your insurance company.
3. Recoverable depreciation is still yours to claim
On an RCV policy, the carrier pays in two checks:
- ACV check at claim approval — replacement cost minus depreciation. This is the money to start the work.
- Recoverable depreciation check after work is completed and invoiced. This is the rest. Many homeowners cash the first check, get the roof done, and never invoice the carrier for the second one. The money is theirs; they just never claim it.
How to read your declarations page
Pull your declarations page (page 1-2 of your homeowner's policy) and look for these phrases:
| What you might see | What it means |
|---|---|
| "Replacement Cost Loss Settlement" on Dwelling | RCV on the whole house including the roof — what you want. |
| "Actual Cash Value Settlement on Roof" or "Roof Surfacing Schedule" | ACV-only on the roof. Replacement cost on the rest of the house may still apply. |
| "Cosmetic Damage Exclusion" or "Cosmetic Loss Endorsement" | Hail dings that don't compromise function may not be covered. Separate issue from ACV/RCV but tightening across DFW. |
| "Impact-Resistant Roof Discount" | You have Class 4 shingles on file. Good. Often a prerequisite for keeping RCV. |
If you can't tell from the declarations page, call your agent and ask directly: "On my current policy, does the roof settle on RCV or ACV?" If they hedge, get it in writing.
What to do if you're heading into the ACV cliff
If your roof is approaching 12–15 years and you're with State Farm, Allstate, or Farmers, you have three real options:
- Document the roof now, before renewal. A current dated inspection report establishes condition at a known date. If you get hailed before the policy converts, the documentation supports the RCV claim.
- Shop the policy. Some carriers — and USAA specifically for eligible members — are still writing RCV on older roofs in 2026. The right move can be a carrier switch, not a roof replacement.
- Replace the roof before the policy converts. A new Class 4 shingle roof resets the depreciation clock and often qualifies for an impact-resistant discount on the next policy. The math depends on the current roof's condition and your timeline.
How Frame Restoration fits in
We document. We do not represent carriers, do not act on insurance claims (licensed claims work a contractor cannot perform — see the §4102.163 boundary on our Insurance Claims page), and do not give policy advice. What we do well:
- Free, dated, photo-documented inspections that establish current roof condition.
- Written line-item scopes the carrier can read on either an ACV or RCV claim.
- Honest read on whether the roof is candidate for replacement or whether you're still in repair territory.
- Deductible-law compliant contracts. No deductible games — see our Texas deductible law post.
If you want the documentation done before your next renewal, the inspection is free. 214-308-9227.
Frequently asked questions
What's the difference between ACV and RCV on a Texas roof?
RCV (replacement cost value) pays what it actually costs to replace your roof today, materials and labor at current pricing. ACV (actual cash value) pays the replacement cost minus depreciation for the roof's age. On a 15-year-old roof, that gap can run from a few thousand to over ten thousand dollars depending on size and material.
Why is my insurer offering ACV only on my older roof?
State Farm, Allstate, and Farmers have routinely been converting roofs 15 years and older to ACV-only at renewal through 2025–2026. The carrier subtracts depreciation; the homeowner absorbs the gap on any future claim. Check your renewal notice or call your agent — the exact language varies by carrier and policy date.
Does USAA still cover replacement cost on residential roofs?
USAA remains one of the few major DFW carriers still writing replacement cost value (RCV) on residential roofs as of 2026. For military families, that policy posture is a meaningful renewal-time differentiator. Frame Restoration does not represent USAA or any other carrier — confirm coverage directly with your insurer.
How does recoverable depreciation work in Texas?
On an RCV policy with a covered loss, the carrier pays in two checks. The first is the ACV portion (replacement cost minus depreciation), issued at claim approval. The second is the recoverable depreciation, paid after the work is completed and invoiced. Most homeowners can claim the recoverable depreciation; many do not realize they can until they have already taken the first check and called it done.