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Learn from Charlotte's trusted roofing experts. Tips on maintenance, repair, replacement, and protecting your home from the elements.
If you live in Charlotte or near Lake Norman, you know our weather is wild. One minute it is sunny and 75 degrees. The next minute, a massive thunderstorm rolls in from the mountains. We get hail the size of golf balls. We get wind that can rip shingles off like they are pieces of paper. After a big storm, your first thought is probably, "Is my roof okay?" Your second thought is, "Will insurance pay for this?"
Most people think insurance is simple. You pay your bill every month. When something breaks, they give you money to fix it. But when it comes to roofing, there are secrets hidden in the fine print. These secrets can cost you thousands of dollars. As the owner of Best Roofing Now, I have seen it all. I have helped hundreds of homeowners in the Queen City navigate these confusing claims. I want to tell you the truth. I want to show you the things that some adjusters: and even some "storm chaser" roofers: hope you never find out.
The most important part of your insurance policy is just three little letters. These letters decide if you get a brand-new roof for a few hundred dollars or if you have to pay $10,000 out of your own pocket. These letters are ACV and RCV.
ACV stands for Actual Cash Value. This is a fancy way of saying "garage sale price." Imagine you bought a TV ten years ago for $1,000. If you tried to sell it today, it might only be worth $50. That is ACV. If your roof is ten years old and you have an ACV policy, the insurance company will only pay you what a ten-year-old roof is worth. They take away money for "depreciation." Depreciation is just a word for wear and tear.
RCV stands for Replacement Cost Value. This is what you want. RCV means the insurance company pays to give you a brand-new roof at today’s prices. If a new roof costs $15,000 today, they pay $15,000 (minus your deductible).
The Secret: Many insurance companies in North Carolina are quietly switching people from RCV to ACV as their roofs get older. They might send you a letter in the mail that looks like junk. But inside, it says they are changing your coverage because your roof is over 15 years old. If you don't catch this, you could be in for a huge surprise when the next hailstorm hits. Always check your "Declarations Page" to see which one you have. If you aren't sure, we can help you look at it during a free roof inspection.
This is a big one that causes a lot of fights. Let's say a storm damages only one side of your roof. The insurance company might say, "We will only pay to fix that one side."
But here is the problem: Shingles fade in the sun. Also, manufacturers stop making certain colors and styles every few years. If they fix just one side, your roof will look like a patchwork quilt. It will have two different colors. This can hurt the value of your home.
In some states, there are laws that say the insurance company must replace the whole roof if they can't match the shingles. In North Carolina, it is a bit more complicated. There is no simple law that forces them to do it every time. However, most policies say they must return your home to "uniform appearance."
The Secret: If your roofer can prove that the shingles on your roof are no longer made, or that the color is so faded that a repair will be an eyesore, the insurance company might be forced to replace the whole thing. We often perform "ITEL" tests. This is where we send a piece of your shingle to a lab. The lab sends back a report saying if that shingle is still available. If it isn't, we have a very strong case to get you a full new roof. This is why having an expert on your side matters during storm damage roof repair.
You might have a roofer knock on your door and say, "I can get you a new roof for free! I will even cover your deductible!"
Stop right there. This is a huge red flag. In North Carolina, it is actually illegal for a roofer to "waive" or "cover" your deductible. Your deductible is the portion of the claim that you are legally required to pay. If a roofer tells the insurance company that the job cost $15,000, but then they "give" you $1,000 back to cover your deductible, they are committing insurance fraud. And if you go along with it, you could be in trouble too.
The Secret: Roofers who "cover" deductibles usually have to cut corners to make up that money. They might use cheap materials. They might skip the ice and water shield (that sticky waterproof layer that goes under shingles). Or they might not pay their workers a fair wage. At Best Roofing Now, we are a veteran-owned business. We believe in doing things the right way. We don't play games with deductibles because your home's safety and our integrity are worth more than a quick sale.
When you file a claim, the insurance company sends an "adjuster" to look at your roof. Most people think the adjuster is there to help them. But you have to remember: the adjuster works for the insurance company. Their job is to find reasons not to pay for a new roof, or to pay as little as possible.
There are three types of adjusters:
The Secret: You don't always need to hire a Public Adjuster and give away 10% or 20% of your money. A good, honest roofing contractor can act as your advocate for free. When the insurance adjuster comes out, we make sure to be there. We walk the roof with them. We point out the small hail hits they might "miss." We show them the damaged flashing around your chimney. We make sure they see the full picture so you get every penny you deserve.
Most people get their first check from the insurance company and think that is all they get. That first check is almost always too low. It is just a "starter" estimate.
In the roofing world, we use a process called Supplementing. Once we start working on your roof, we might find hidden damage. Maybe the wood underneath (the decking) is rotten. Maybe the insurance company forgot to include the cost of hauling away the old shingles.
The Secret: We can send "supplements" to the insurance company. We send photos and invoices showing the extra work that was needed. Most of the time, the insurance company will send a second or even a third check to cover these costs. This is how we ensure your roof is built to the highest standards without you having to pay extra out of pocket. As a top roofer in Lake Norman, we handle all this paperwork for you. You have enough to worry about; you shouldn't have to be a secretary for your insurance company.
Here is a secret that really makes me mad. Some roofers will tell you they are giving you a brand-new roof, but they leave the old "flashing" in place. Flashing is the metal that goes around things like vents, pipes, and chimneys. It is the most common place for leaks to start.
Insurance companies usually pay to replace all the flashing. But it is hard work to replace it. A lazy roofer might just put new shingles over old, rusty flashing to save time.
The Secret: Always ask your roofer for "in-progress" photos. You want to see that they stripped the roof down to the bare wood. You want to see the new metal flashing going in. We take photos of every step. We want you to see the quality of our craft. Like the experts at CertainTeed say, "The integrity of a roof depends on the quality of the installation, not just the shingles themselves." We take that to heart.
If a storm just hit your neighborhood in areas like Myers Park, Ballantyne, or Cornelius, here is what you should do. Do not panic. Just follow these steps.
Don't call your insurance company first. Call a trusted local roofer first. Why? Because if you file a claim and the adjuster says there is no damage, that "zero-pay" claim still stays on your record. It can make your insurance rates go up.
Let us come out for a free inspection. We will tell you honestly if you have enough damage to file a claim. If you only have a few missing shingles, it might be cheaper to just pay for a small repair than to file a claim and pay a $2,000 deductible.
If we find significant damage, go ahead and call your insurance company. Tell them you had a professional inspection and there is storm damage. They will give you a claim number. Give that number to us!
Tell your insurance company that your contractor wants to be there when the adjuster visits. We will coordinate with them. We speak "insurance language." We know the codes and the requirements that they have to follow. We make sure the "scope of work" is correct from day one.
The insurance company will send you a document. It is often 10 to 20 pages long. It lists every single nail and shingle they are paying for. We will sit down with you and go over it. If they missed something, we will catch it.
Once the claim is approved, we pick a date. Most residential roofs only take one day to install. We protect your landscaping. We use a "Equipter" (a special lifting trailer) to catch trash so it doesn't end up in your bushes. We do a thorough sweep for nails with a high-powered magnet.
After the roof is done, we send a "Certificate of Completion" to your insurance company. This releases the final bit of money (the recoverable depreciation). You pay us your deductible and the insurance money, and you are all set! You have a beautiful new roof with a lifetime warranty.
We aren't just any roofing company. We are veteran-owned. In the military, you learn that details matter. You learn that your word is your bond. We bring that same attitude to every roof we touch in Charlotte.
We don't use high-pressure sales tactics. We don't follow storm clouds across the country. We live here. Our kids go to school here. We want to be the company you recommend to your neighbors.
We use the best materials from leaders like GAF and CertainTeed. We know the local building codes in Charlotte and Lake Norman like the back of our hands. We make sure your roof can handle the humidity, the heat, and the occasional ice storm we get here in North Carolina.
To wrap it up, here is what you need to remember:
Your roof is the most important part of your home. It protects your family, your memories, and your biggest investment. Don't let insurance secrets leave you unprotected.
If you think your roof has storm damage, or if it's just getting old and you're worried about the next Charlotte storm, give us a call. We will give you a straight answer, every single time. No games. No secrets. Just expert craftsmanship and honest advice.
Ready to see if your roof is protected?
Schedule your FREE professional roof inspection today!
Or call us at Best Roofing Now. We are here to serve our Charlotte and Lake Norman neighbors.
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Charlotte's trusted roofing experts since 2019
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