The estimate your insurer sends after an inspection can run thirty pages or more. Most people skip straight to the bottom-line number. Here’s how to read it like an appraiser does — top to bottom, in about twenty minutes.
Start with the summary page
Usually near the end, the summary shows RCV (replacement cost value), depreciation, ACV (actual cash value), your deductible, prior payments and the net claim. Check the deductible matches your declarations page and that any percentage deductible was calculated correctly.
Check the price list
Near the top, look for a code like “GAAT8X_OCT26” — a region and month. It should match your area and be reasonably current. An outdated price list can shave a meaningful percentage off every line.
Read room by room
Estimates are grouped by area: Roof, Elevation, Kitchen, Bedroom 2. For each, ask:
- Are all damaged areas listed? Missing rooms are common.
- Do the dimensions look right? Compare ceiling heights and wall lengths.
- Are both removal and replacement listed? Some estimates replace drywall without tearing out the old.
- Are prep steps there? Masking, floor protection, priming, sealing.
Look for the quiet line items
Permits, dumpsters, cleaning, content manipulation, detach-and-reset items, and trade minimums often account for thousands of dollars together. Their absence is easy to miss.
Understand depreciation
Each line may show a depreciation percentage. Check whether labor is being depreciated, whether items like permits are depreciated at all, and whether depreciation is marked recoverable. Our depreciation & holdback calculator shows how much should come back after repairs.
Find overhead and profit
If repairs require three or more trades, a general contractor is often reasonably necessary, and O&P (commonly 10% + 10%) may apply. Look for it near the summary.
Then compare
Put your contractor’s estimate beside the carrier’s, room by room. The differences you can name are what a supplement — or an appraisal — will be built on. If it still doesn’t make sense, send both to a Georgia Insurance Appraiser for a line-by-line review.