Why line-by-line matters
An insurance estimate can run 20 or 40 pages, and most people flip straight to the bottom number. But the total is only the sum of its parts. If a slope is missing, a quantity is short, or a whole trade is left out, the total will be wrong no matter how carefully it was added. Reading the estimate line by line is how you find those gaps, and it is the same work an appraiser does at the start of every file.
Most carriers use estimating software such as Xactimate, which prices work with regional unit costs. The layout below follows that common format, though details vary.
The parts of a typical estimate
Cover page and summary
The first page usually lists the insured, property address, claim number, date of loss, type of loss, and price list used. The price list code matters: it names the region and month the prices come from. A price list from months before the work happens may not reflect current costs, especially after a large storm in North Dakota’s short construction season.
The summary shows totals for replacement cost value, depreciation, actual cash value, deductible, and net claim. Check that the deductible matches your declarations page, including any percentage wind and hail deductible.
Areas or rooms
The body is organized by area: roof slopes, elevations, and interior rooms. Each area may show measurements such as wall square footage, floor area, and perimeter. Compare those to the actual dimensions. A bedroom measured at 10 by 10 feet when it is 12 by 14 means every line in that room is short.
Line items
Each line describes one task with a quantity, a unit, and a unit price. A typical line might read: remove and replace laminated composition shingles, 28.33 squares, followed by a unit price, tax, the replacement cost, the depreciation, and the actual cash value. Read every column.
What to check on each line
- Description. Does it match what is actually there? Laminated versus three-tab shingles, or vinyl versus steel siding, changes the price.
- Remove versus replace. Many items need both removal (“tear off,” “detach”) and installation lines. Missing removal is common.
- Quantity. Is the area, length, or count right? Roof estimates should match measurements, with an appropriate waste factor.
- Unit. Squares (100 square feet) for roofing, square feet for drywall, linear feet for trim and gutters, each for fixtures.
- Unit price. Is it in line with what local contractors actually charge?
- Depreciation. How much was taken, on what basis, and is it recoverable?
The roof section
Roof estimates are where many disputes start. Look for:
- All slopes included, including small ones over porches and dormers.
- Steep-pitch and high-roof charges where the roof warrants them.
- Additional layers removed, if there is more than one layer of shingles.
- Drip edge, starter strip, ridge cap, and hip cap as separate lines.
- Ice and water shield at eaves and valleys, which local codes or manufacturer instructions may require.
- Pipe jacks, vents, and flashing replaced or reset.
- Gutters and downspouts, if damaged or if they must be detached and reset.
The interior section
Interior water losses are full of small lines that add up:
- Drywall removal and replacement, plus tape, texture, and paint to a logical break.
- Paint for the whole wall or room rather than a patch, where a patch would not reasonably match.
- Baseboard and casing detach, reset, or replace.
- Insulation and vapor barrier in exterior walls.
- Flooring that runs continuously into adjacent rooms.
- Content manipulation, which covers moving furniture out of the way.
- Cleaning, debris removal, and dumpster or haul-off.
Overhead and profit
When a repair needs a general contractor to coordinate several trades, estimates often include overhead and profit, commonly shown as 10% and 10%. Whether it applies to your claim depends on the policy and the complexity of the job. If your loss involves roofing, siding, gutters, and interior work, and the estimate omits it, ask why.
Depreciation
Depreciation reduces replacement cost to actual cash value. Check:
- Whether depreciation was applied to labor as well as materials, which some policies and state rules treat differently.
- Whether the age and condition used are accurate.
- Whether depreciation is labeled recoverable, and what you must do to recover it.
An illustrative example, with made-up numbers: if a roof line shows $18,000 replacement cost and $7,200 depreciation, the actual cash value is $10,800. Under a replacement cost policy, you might recover the $7,200 after repairs are completed, assuming the deductible was already taken from the first payment. Your policy controls the details.
Build your own comparison
- Get your contractor’s bid itemized, not just a lump sum.
- List every area in the insurer’s estimate alongside the bid.
- Mark lines that are missing, short in quantity, or priced differently.
- Attach photos that support each disputed line.
- Send the list to the adjuster and ask for a written response or a revised estimate.
A supplement request with photos and measurements resolves many gaps without anything formal. For more on that conversation, see the claim handbook.
When the gap won’t close
If you have documented the differences and the insurer still will not move, appraisal may be available under your policy to settle the amount of loss. North Dakota Insurance Appraiser does estimate reviews and appraisal representation across the state. We cannot promise a result, and we are not attorneys or public adjusters, but we can show you, line by line, where the estimate and the damage part ways.