Replacement cost estimator: How to calculate home replacement costs

Your homeowners insurance coverage should be based on the replacement cost of your home, meaning the cost to rebuild it, not its market value. Your home's replacement cost estimate is based on factors such as square footage, number of bathrooms, and local construction costs.

While no replacement cost estimate is exact, there are certain methods of calculating it that are more accurate than others. In this guide, we’ll explain what replacement cost is and show you the best ways to calculate it.

What is the replacement cost of a home?

In homeowners insurance, replacement cost value is the amount it would cost to rebuild your home using similar materials in the event your house is damaged. Replacement cost s a calculation of various factors, including your home's size, local construction and labor costs, and your home's construction style.

For example, say you file a roof damage claim after a storm. To determine your reimbursement amount, your insurance company would calculate how much it'd cost to replace your damaged roof with one of similar type and quality. That means if your damaged roof is made of solar shingles, your insurer should reimburse you for the value of new ones rather than asphalt or a different kind of roofing material. 

Replacement cost vs. market value

As mentioned, replacement cost is the amount it would cost to rebuild your home from the ground up with similar construction materials, while market value is how much your home is worth on the housing market.

A home's market value can often be far higher or lower than its replacement cost, and basing your home insurance on this amount could leave you vastly over or underinsured. This is why it's so important to make sure your house is insured for the correct amount.

→ Learn more about replacement cost vs. market value

Actual cash value vs. replacement cost coverage

Actual cash value factors depreciation into your claim payout, meaning if a laptop you bought five years ago is stolen, you’ll be reimbursed for the value of a five-year-old laptop rather than a new one. 

Actual cash value policies are cheaper than replacement cost policies, but they provide lower claim payouts if your property is damaged or stolen.

How to calculate your home's replacement cost

The fastest and simplest way to calculate your home's replacement cost is to multiply the square footage of your home by the local rebuild cost per square foot in your area.

But there are a few other ways to get a replacement cost estimate for your homeowners insurance policy. 

1. Use the insurance company’s estimate

When you get a quote from a homeowners insurance company, the initial dwelling coverage recommendation is based on the insurer’s replacement cost estimate. Insurance companies use their own replacement cost estimate tools to calculate your home’s replacement cost value. The value is calculated based on details provided in your insurance application and property data obtained from third-party companies. 

2. Hire a licensed appraiser or contractor

Hire a local contractor or appraiser who is qualified in replacement cost estimates. They will likely conduct an inspection of both the inside and outside of your home and take note of everything that would go into a full rebuild. This will likely provide the most accurate replacement cost estimate, but it’s also the most expensive option.

3. Use an online replacement cost calculator

There are several replacement cost calculators available online which can offer more comprehensive rebuild estimates of your home. These tools take the same factors into consideration that an insurance company does when calculating your replacement cost estimate, such as the square footage, age of your home, and its roof and foundation type.

Factors that impact your home’s replacement cost estimate

Replacement cost value is impacted by factors related to your home, like the cost of its building materials and whether it has a finished basement. Things like your home’s fair market value, curb appeal, and the remaining balance of your mortgage have no impact on your home’s replacement cost.

Here are a few main factors that can impact the cost to rebuild your house:

• Square footage: Replacement cost value is most closely correlated with square footage, since the larger a home is the more it will cost to rebuild.

• Number of rooms: The number of bathrooms or bedrooms in your home can also impact your home’s replacement cost. 

• Interior features: Cabinetry, fixtures, and built-in appliances are all included in your home’s replacement cost estimate.

• Age of your home: The age of your home can also have an impact on its replacement cost. Older homes are more likely to have custom details and construction materials that are more expensive at today’s prices.

• Roof and foundation type: Insurers consider the age and makeup of your home’s structure, including its roof and foundation, when calculating its rebuild value.

• Renovations and additions: Major renovations made to your home will increase your home’s replacement cost. 

What is extended and guaranteed replacement cost?

Your standard replacement cost dwelling coverage may not be sufficient if you live in a region prone to disasters where repair costs can fluctuate.

Rebuild costs can skyrocket for a variety of reasons. If your neighborhood was recently hit with a tornado and every home needed to be rebuilt, the laws of supply and demand could make construction costs prohibitively more expensive, in some cases beyond your established coverage limits.

Your municipality may also have instituted a recent building ordinance which requires you to rebuild your home elsewhere. Rebuilding in the new spot may also be significantly more pricey and exceed your dwelling limit.

Some insurers offer the following policy endorsement options that act as a security blanket if your coverage limits aren't high enough to pay for a full rebuild.

• Extended replacement cost coverage: Pays to have your home rebuilt to its prior condition even if the loss exceeds your dwelling coverage limit — up to a capped amount. The capped amount is typically an additional 25% or 50% of your coverage limit. In the event that rebuild costs soar, that means a home covered for $500,000 with 25% extended replacement cost coverage would actually be covered for $625,000.

• Guaranteed replacement cost coverage: Pays to have your home rebuilt to its prior condition regardless of the rebuild costs. There is no capped amount, so if your home was covered for $1 million but the rebuild costs jumped to $3 million, the increased cost would be covered.

Depending on your insurance company, you may be able to add extended and guaranteed replacement cost coverage to your homeowners insurance for an additional cost.