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Restoration Cost Overrun Calculator
Restoration rebuilds overrun claim estimates. This calculator rolls up the full overrun.
Owner absorption
$32,000
Total overrun
$128,000
Supplemental approved
$96,000
How the math works
Overrun = change orders + discovered damage + escalation. Owner absorbs (overrun − approved supplemental).
Photograph every wall cavity, ceiling plenum, and sub-floor the moment it opens. Approved supplementals live and die on pre-repair photos; discovered damage that wasn't documented while visible rarely gets paid.
How to Use
- Enter original claim estimate.
- Enter change order amount.
- Enter discovered damage amount.
- Enter escalation amount.
- Enter carrier supplemental approval %.
- Read net owner absorption.
Frequently Asked Questions
Typical overrun?
15-40% over original estimate is normal on losses >$100k. Small losses (<$25k) often run closer to estimate. Complex multi-trade losses (fire, flood with multiple trades) routinely overrun 50%+ once hidden damage surfaces.
Managing overruns?
File supplemental claim promptly with documentation (photos, contractor bids, engineer reports). Don't proceed with work beyond original scope without written carrier acknowledgement. Undocumented overruns convert to owner absorption.
Carrier approval rate?
Well-documented supplements: 70-90% approval. Poorly documented: 20-40%. The difference is often photos at each phase, sequential written submissions, and a public adjuster shepherding the process.
How often should I rerun this?
Rerun this calculator whenever inputs change materially — new rent roll data, rate moves, loan balance updates, or quarterly operating data. For active deals, monthly refresh is typical. For stabilized assets under monitoring, quarterly is fine. Treat the output as a decision tool, not a one-time answer — market conditions evolve and so should your analysis.
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