What should you ask the adjuster when they inspect your coastal roof?

After a hurricane, adjusters from out of state often handle Cape Fear claims. They may not know local building practices or coastal code requirements, so be ready to point out what local code requires and ask them to note it.

Whose side is the adjuster on?

Short answer: the adjuster the insurer sends works for the insurer, either as an employee or as an independent adjuster hired for the storm. A public adjuster is someone you hire to represent you.

• Staff adjuster: an insurance company employee.
• Independent adjuster: works for an adjusting firm the insurer hires, often brought in from other states after hurricanes.
• Desk adjuster: reviews photos, drone images and estimates without coming out.
• Public adjuster: licensed by the state and paid by you, usually a percentage of the settlement. North Carolina public adjusters must be licensed by the NC Department of Insurance (G.S. 58, Article 33A). After a catastrophic incident declared by the President or the Governor, a public adjuster may not charge more than 10% of the settlement, and may not take any fee, retainer or deposit before the claim settles (G.S. 58-33A-60). According to the department's consumer guide, you can rescind a public adjuster contract in writing within three business days of signing, and if the insurer offers the full policy limits within 72 hours of the loss report, the adjuster cannot take a percentage commission.

Ask the inspector which kind they are and how to reach the person who will make the decision.

How do you prepare?

• Have someone home, ideally with your roofer present, and set aside enough time.
• Print your photos, hail notes, before-storm roof photos and receipts.
• Make a list of every damaged item inside and out, including the heat pump, screens and fence.
• Know which policy and deductible you think applies, and have your claim number ready.

What to ask on the roof walk

Short answer: ask what they found on each slope and how they decided whether it was storm damage, and ask them to show you examples.

On the coast, the hard part is separating new storm damage from wear. Ask the adjuster to explain how they told a fresh hail hit from a corroded spot on metal, and a wind-creased shingle from one that simply aged. Ask them to check the edges, rakes and ridge, where coastal wind damage starts, and to photograph what they mark. If they count hits in test squares, ask for the counts by slope.

Questions about the estimate

Ask for a written, itemized estimate and how long it will take. When you get it, ask which code items are included, whether steep or high charges are applied, how waste was figured, and whether overhead and profit is included when a general contractor is needed. Ask how depreciation was calculated, and whether you get it back after repairs. See reading your estimate.

What happens next?

Ask who makes the final decision, when you will hear, and how to send more information. Ask what to do if your roofer finds damaged decking or a second layer during tear-off, and how to request a supplement or reinspection. Write down the answers.

After the inspection

Send a short email summarizing what the adjuster said and the next steps. When the estimate arrives, compare it line by line with your roofer's. If you disagree, see what to do if the claim is denied or low.

Questions when two policies are involved

• Which policy are you adjusting for: homeowners, NCIUA or flood?
• Which items on my list are you not covering, and which policy should I take them to?
• How will you share findings with the other adjuster?
• Which storm date and deductible are you applying?

Docks, decks and outbuildings

Ask whether docks, piers, detached garages, sheds and fences are covered and under which coverage. Many policies treat docks and piers differently from the house, so ask for the answer in writing.

What inspections look like after a hurricane

After a major landfall, insurers bring in catastrophe teams of independent adjusters, and many claims start with a phone call, photos you upload, or a virtual inspection. That can speed up small claims, but roofs are hard to judge from photos. If your first contact was virtual and you believe the roof needs replacement, ask for an in-person inspection and say why in writing.

Signs an inspection may have missed something

• No one went on the roof or used a drone, and the estimate relies on ground photos.
• Only one or two slopes were photographed.
• The estimate has no edge, ridge or flashing items after a wind loss.
• Interior damage you showed is not listed.
• Damage is called "pre-existing" without photos or reasons.

If you see any of these, send a written request for reinspection with your photos and your roofer's notes.

Keep a record of the visit

Write down the adjuster's name, company, license number if they give it, the date, how long they stayed, which areas they looked at and what they said. Send a short summary email that day. If the estimate later differs from what you were told, that record matters.