Property · Insurance Term
Roof Surfacing Payment Schedule (Roof Schedule)
Definition
A roof surfacing payment schedule is a policy endorsement that pays roof damage — often from wind or hail — based on a schedule tied to the roof's age and material, instead of full replacement cost. Older roofs receive a smaller percentage of the repair cost.
In Plain English
Instead of paying full replacement cost, the endorsement sets the percentage the insurer will pay based on the roof's age and type. A newer roof may be paid at or near full cost, while an older one gets much less. Some versions simply value roof surfacing at actual cash value, which subtracts depreciation.
These provisions often appear alongside a cosmetic damage exclusion, which can exclude dents in metal roofs or siding that don't let water in. Together, they can greatly reduce what a hail claim pays.
The schedule usually applies to the roof surfacing — the outer weather layer — rather than the deck or structure beneath. The wording and percentages vary by insurer.
Not sure how your policy handles this? Have us review it, or get a quote.
Example
Hypothetical and simplified: a strip center's 14-year-old roof is destroyed by hail, and replacement would cost $300,000. If the schedule pays 40% for a roof of that age and type, the claim would be based on $120,000, before the deductible. The owner would cover the remaining $180,000 plus the deductible.
Why It Matters for Texas Property Owners
These endorsements are common on Texas commercial property because of the state's heavy hail damage losses. If you see one on a quote, ask whether coverage without it is available and what it would cost — the difference can be large after a single hailstorm.
What to Watch For
- Look for a roof schedule or roof ACV endorsement on every property quote and policy.
- Find your roof's age and material on the schedule and work out what a total loss would pay.
- Ask whether the endorsement applies to all causes of loss or only wind and hail.
- Weigh the premium difference against your possible out-of-pocket cost for a new roof.
Common Questions
Can I get a roof payment schedule removed from my policy?
Sometimes, for more premium or after a roof replacement. Availability depends on the insurer, the roof and the location.
Does the schedule apply to interior water damage after the roof fails?
The schedule usually applies to the roof surfacing itself. Interior damage may be valued under the policy's regular terms, but check your policy's wording.
Last updated October 14, 2026 · Primesure editorial team · How We Write