Hail, roofs and the insurance math behind a Frisco home

Many Texas policies carry a separate wind and hail deductible written as a percentage of the dwelling coverage. The Texas Office of Public Insurance Counsel gives this example: on a home insured for $200,000 with $7,000 of hail damage, a 1% deductible means you pay $2,000; at 3% you pay $6,000; at 5% the company pays nothing.

Example only: with $500,000 of dwelling coverage, a 1% deductible is $5,000 and a 2% deductible is $10,000. Frisco's typical home value was about $640,000 in September 2026 (Zillow), so a percentage deductible can easily reach five figures.

OPIC notes a policy can list several deductibles, and typically only the largest one applies to a claim. Look at the declarations page for the wind and hail line specifically.

Texas Insurance Code 707.002 says the insured must pay any deductible on a first-party claim, and an insurer with replacement cost coverage can hold back the depreciation payment until you show proof you paid it (707.004). A contractor who offers to cover or waive your deductible is offering something Texas law does not allow.

TDI's example uses a $10,000 roof and a 2% ($4,000) deductible on a $200,000 home. Replacement cost coverage pays $6,000 regardless of roof age. Actual cash value pays $4,500 on a 5-year-old roof, $3,000 on a 10-year-old roof and nothing on a 20-year-old roof.

TDI warns that insurers may switch roof coverage to actual cash value as a roof ages, or stop covering a roof in poor condition, and says your company should tell you when it changes coverage. Read the renewal, not just the premium.

TDI is clear that an insurer will not pay for a new roof just because the old one is old or worn out. Coverage responds to a covered event, such as a storm.

Roofing rated under UL 2218 is classed 1 through 4, and TDI says a Class 4 roof covering receives the highest credit where credits apply. Each company sets its own discount, testing and paperwork rules, so ask your insurer for its exact credit and documentation before you choose a material.

Ask an agent to quote the specific property before your option period ends. Ask for both the premium and the wind and hail deductible.

The TREC seller's disclosure asks the roof type and approximate age, and whether the seller knows of previous structural or roof repair. Compare that to the inspection report.

TDI's homeowners guide points to the CLUE report, a record of past insurance claims. Sellers can request their own report for free once a year, and buyers can ask the seller to share it.

The seller's disclosure asks whether the property is presently insured and whether the seller has been unable to insure it for any reason. Either answer is worth a follow-up question.

If the roof is near the end of its life, a quote for replacement gives you a real number to negotiate with, or a reason to walk away during the option period.

Paragraph 14 of the TREC resale contract (form 20-19, effective July 1, 2026) says that if the property is damaged by fire or other casualty after the effective date, the seller must restore it to its previous condition by closing.

If the seller cannot restore it due to factors beyond the seller's control, the buyer may terminate and get the earnest money back, extend closing up to 15 days, or accept the property as is with an assignment of insurance proceeds (if the carrier permits) and a credit for the deductible.

Document damage right away, call your insurer and your agent the same day, and keep the buyer informed in writing. A quick, transparent repair plan often keeps the deal together.

Get a fresh inspection of the roof after any major storm, and confirm your insurer will still bind coverage before closing.