Two homeowners with identical storm damage can get very different roof checks. Often the reason is a single page at the back of the policy, a roof endorsement that pays by a schedule or on an actual cash value basis. This guide explains how those endorsements work and what Florida law does and does not say about them.
A roofing company cannot tell you what your endorsement pays; Florida law keeps contractors out of policy interpretation, and we stay out of it. What we can do is show you which questions to put to your agent, who has the actual form.
What is a roof payment schedule?
It is an endorsement that changes how the insurer pays for damage to the roof covering. Instead of paying what it costs to replace the damaged roof, the insurer pays a percentage of that cost. The percentage drops as the roof gets older, and a schedule can set different percentages for different roof materials.
These endorsements generally apply only to the roof surface and only to the causes of loss they name, often windstorm and hail. Damage to the rest of the house is still paid under the main policy's loss settlement terms.
How is it different from actual cash value roof coverage?
| Roof settlement type | How the roof claim is paid |
|---|---|
| Replacement cost | The cost to repair or replace with like materials, minus your deductible |
| Actual cash value | Replacement cost minus depreciation that the adjuster estimates for your roof |
| Payment schedule | Replacement cost times the percentage in the schedule for your roof's age and material |
An actual cash value roof endorsement leaves depreciation to the adjuster's judgment. A schedule fixes it in a table you can read before a storm ever hits. Neither one is better in every case. The point is to know which one you have.
Does Florida law set the schedule?
No. A 2021 Senate bill was amended in committee to create a statewide roof reimbursement schedule, but the version signed into law did not include it. A 2025 bill, SB 1746, proposed a roof covering reimbursement schedule and died in committee. As of 2026, no Florida statute sets roof schedule percentages.
What the law does say:
- Insurers must offer replacement cost. Florida Statutes section 627.7011 requires an insurer to offer replacement cost coverage on the dwelling before it issues a homeowners policy.
- Endorsements must be filed. Under Florida Statutes section 627.410, an insurer cannot issue a policy or endorsement form in Florida until it has been filed with the Office of Insurance Regulation and approved, or filed as the law allows.
- Fannie Mae and Freddie Mac allow ACV roofs. The Department of Financial Services property insurance changes page notes that these mortgage buyers accept an ACV roof on a loan they own, provided the dwelling apart from the roof keeps replacement cost coverage.
How much does a roof payment schedule pay?
That depends entirely on the table in your endorsement. Here is a made-up example to show the math. These are round illustrative numbers, not any insurer's schedule.
| Example only | Amount |
|---|---|
| Cost to replace a storm-damaged shingle roof | $20,000 |
| Schedule percentage for a shingle roof at its age | 50% |
| Scheduled roof amount | $10,000 |
Your deductible then applies under the policy's terms. On a full replacement cost roof, the same claim would start from the $20,000 figure. If you are weighing coverage options, our Orlando roof replacement cost guide shows what a new roof typically costs here.
Is a roof payment schedule the same as a roof deductible?
No. A separate roof deductible is a different tool, and Florida law sets its limits. Under Florida Statutes section 627.701, subsection (10), it cannot exceed the lesser of 2 percent of your dwelling limit or 50 percent of the roof's replacement cost. It cannot apply in four situations. Those are a total loss of the home under Florida's valued policy law, a hurricane roof loss, a tree or other hazard that punctures the roof deck, and a repair covering less than half of the roof.
When an insurer applies a roof deductible, section 627.7011(3) lets it pay the roof at actual cash value until you show reasonable proof that you paid the deductible. After that, the remaining amounts are paid as the work is performed.
How do I know if my policy has one?
- Read the forms list. Your declarations page lists every endorsement by form number and title.
- Look for roof wording. Titles vary by insurer. Look for roof surface, roof surfacing, payment schedule, loss settlement or actual cash value.
- Find the table. A schedule endorsement includes a table of percentages, often by material and years since installation.
- Check the roof date. If the schedule uses a roof year shown on your declarations page and that year is wrong, send your insurer the permit for your last full replacement.
- Ask your agent for a comparison. Request a quote with and without the endorsement, if your insurer offers both.
An insurer that will not send you a copy of its roof endorsement is worth a call to the Department of Financial Services at 1-877-693-5236.
Does a new roof change my roof settlement?
It can. A schedule tied to roof age pays its highest percentage on a new roof. Roof age also drives whether you can get coverage at all, which our guide to Florida roof age insurance requirements covers. A new roof built to current code also improves your wind mitigation inspection results.
For the basics of what a roof claim covers, read does homeowners insurance cover roof replacement in Florida. After a storm, a free roof inspection gives you photos and measurements to share with your insurer.
Sources
- Florida Statutes s. 627.7011, replacement cost offer and roof deductible ACV payment
- Florida Statutes s. 627.410, filing and approval of policy and endorsement forms
- Florida Statutes s. 627.701(10), separate roof deductible
- Florida Department of Financial Services, Property Insurance Changes
- Florida Senate, SB 1746 (2025) Property Insurance Policies, died in committee
