How to Read Your Insurance Adjuster Report in Colorado — What Contractors Know
After a hailstorm in Longmont or anywhere in Northern Colorado, your insurance company sends out an adjuster. They inspect your property, write up a report, and issue you an estimate. The problem: most homeowners have no idea how to read that report — and insurance companies count on that.
Josh Brooks Construction has attended hundreds of adjuster inspections and reviewed thousands of adjuster reports on behalf of Boulder County homeowners. Here’s what you need to know.
What’s Actually in an Adjuster Report
An adjuster report (often generated through Xactimate software) contains line items for every repair or replacement the adjuster observed. Common sections include:
- Roofing scope: Number of squares of shingles, underlayment, ridge cap, flashing, and decking
- Siding scope: Linear feet or squares of siding, trim, and starter strips
- Gutters: Linear feet of gutter and downspouts
- Windows and doors: Count and size of impacted units
- Overhead and profit (O&P): A percentage markup the adjuster may or may not include
5 Things Insurance Adjusters Frequently Miss
- Satellite dishes and HVAC equipment: Hail hits everything on your roof, not just shingles
- Fascia and soffit: Often overlooked during a quick inspection
- Interior water damage: If a leak went unnoticed, interior damage may not be documented
- Code upgrade costs: If your roof must be brought to current code (e.g., new decking, ice & water shield), those costs should be covered
- Overhead and profit: Adjusters sometimes omit O&P, which can add 10-20% to the settlement
What Depreciation Means — RCV vs ACV
Your adjuster report shows two key numbers: Actual Cash Value (ACV) and Replacement Cost Value (RCV). ACV is what they pay upfront — it’s the replacement cost minus depreciation for the age of your roof. RCV is what you’re owed after the work is complete. Make sure you have an RCV policy, not ACV-only.
Why You Need a Contractor at Your Adjuster Inspection
Josh Brooks Construction attends adjuster inspections as a free service to our clients. Having an experienced contractor present ensures nothing is missed, every trade is documented, and the adjuster’s scope matches the actual damage. Our clients routinely receive larger settlements than those who meet with adjusters alone.
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Josh Brooks Construction and Renovation Inc.
📍 2167 Frontier St, Longmont, CO 80501
📞 720-828-7997
✅ We attend your adjuster inspection at no charge | Boulder County Licensed | Veteran-Owned