How the two checks work
Most New York homeowners policies settle buildings at replacement cost, but many pay the actual cash value first. The difference, recoverable depreciation, is released after you repair or replace within the time the policy allows. This calculator applies straight-line depreciation (age ÷ expected life) to each line, capped at the percentage you choose.
Why the cap and the life matter
Depreciation is one of the most argued numbers in an appraisal. A 25-year life on a roof that’s 11 years old yields 44% depreciation; call it a 20-year roof and the figure jumps to 55%. Plaster ceilings, oak floors and slate are often depreciated as if they were drywall, carpet and asphalt. Change the inputs to see how much each assumption is worth.
- Labor: some carriers depreciate labor as well as materials. Ask how yours handled it.
- Non-depreciable items: permits, debris removal and many code items usually aren’t depreciated.
- The deadline: the holdback date shown is only a target. Your policy’s loss-settlement condition controls.
To check the roof line itself, try the roof area & pitch estimator.
Questions about this calculator
Does every policy pay recoverable depreciation?
No. Actual cash value policies don’t. Tick the ACV-only box to see that result.
What if I can’t finish repairs in time?
Ask the carrier in writing for an extension before the window closes and keep proof of the request. If the date is near, talk to a New York attorney.
Is depreciation negotiable in appraisal?
The amount of depreciation is part of the loss valuation, so it is commonly addressed by the panel. How it applies depends on your policy.