Property Damage Loss Calculator
ANA›Life Services Authority›National Calculator Authority›Property Damage Loss Calculator
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Property Damage Loss Calculator
Estimate your total insurable property damage loss including repair/replacement costs, depreciation, additional living expenses (ALE), and lost rental income.
Repair / Replacement Cost ($)
Property Age (years)
Useful Life of Property (years)
Salvage Value (% of repair cost)
Additional Living Expenses / month ($)
Displacement Duration (months)
Lost Rental Income / month ($)
Rental Loss Duration (months)
Insurance Deductible ($)
Calculate Loss
function proCalc() { // --- Read inputs --- var repairCost = parseFloat(document.getElementById('pro_repair_cost').value); var propAge = parseFloat(document.getElementById('pro_property_age').value); var usefulLife = parseFloat(document.getElementById('pro_useful_life').value); var salvagePct = parseFloat(document.getElementById('pro_salvage_pct').value); var aleMonthly = parseFloat(document.getElementById('pro_ale_monthly').value) || 0; var aleMonths = parseFloat(document.getElementById('pro_ale_months').value) || 0; var rentalMonthly = parseFloat(document.getElementById('pro_rental_monthly').value) || 0; var rentalMonths = parseFloat(document.getElementById('pro_rental_months').value) || 0; var deductible = parseFloat(document.getElementById('pro_deductible').value) || 0;
var resultDiv = document.getElementById('pro_result');
// --- Validation --- var errors = []; if (isNaN(repairCost) || repairCost = 100) errors.push("Salvage Value % must be between 0 and 99."); if (propAge > usefulLife) errors.push("Property Age cannot exceed Useful Life."); if (deductible 0) { resultDiv.style.display = 'block'; resultDiv.innerHTML = 'Please fix the following:' + errors.map(function(e){ return ''; }).join('') + ''; return; }
// --- Core Formulas ---
// 1. Straight-line depreciation rate // Depreciation Rate = (1 - Salvage%) / Useful Life var salvageFrac = salvagePct / 100; var depRate = (1 - salvageFrac) / usefulLife; // per year
// 2. Accumulated Depreciation // Accumulated Depreciation = Repair Cost × Depreciation Rate × Property Age var accumDepr = repairCost * depRate * propAge;
// 3. Actual Cash Value (ACV) // ACV = Repair Cost − Accumulated Depreciation var acv = repairCost - accumDepr;
// 4. Additional Living Expenses (ALE) // ALE = Monthly ALE × Displacement Months var totalALE = aleMonthly * aleMonths;
// 5. Lost Rental Income // Lost Rental = Monthly Rental × Rental Loss Months var totalRental = rentalMonthly * rentalMonths;
// 6. Gross Loss // Gross Loss = ACV + ALE + Lost Rental var grossLoss = acv + totalALE + totalRental;
// 7. Net Insurable Loss (after deductible) // Net Loss = max(0, Gross Loss − Deductible) var netLoss = Math.max(0, grossLoss - deductible);
// --- Format helper --- function fmt(n) { return '$' + n.toLocaleString('en-US', {minimumFractionDigits:2, maximumFractionDigits:2}); } function pct(n) { return (n * 100).toFixed(2) + '%'; }
// --- Output --- resultDiv.style.display = 'block'; resultDiv.innerHTML = '### Loss Estimate Summary ' + '' + 'Repair / Replacement Cost (RCV)' + fmt(repairCost) + '' + 'Annual Depreciation Rate' + pct(depRate) + '' + 'Accumulated Depreciation (' + propAge + ' yrs)− ' + fmt(accumDepr) + '' + 'Actual Cash Value (ACV)' + fmt(acv) + '' + 'Additional Living Expenses+ ' + fmt(totalALE) + '' + 'Lost Rental Income+ ' + fmt(totalRental) + '' + 'Gross Loss' + fmt(grossLoss) + '' + 'Insurance Deductible− ' + fmt(deductible) + '' + 'Net Insurable Loss' + fmt(netLoss) + '' + ''; }
#### Formulas Used
1. Depreciation Rate (Straight-Line) Depreciation Rate = (1 − Salvage%) ÷ Useful Life
2. Accumulated Depreciation Accumulated Depreciation = Repair Cost × Depreciation Rate × Property Age
3. Actual Cash Value (ACV) ACV = Repair Cost − Accumulated Depreciation
4. Additional Living Expenses (ALE) ALE = Monthly ALE × Displacement Months
5. Lost Rental Income Lost Rental = Monthly Rental × Rental Loss Months
6. Gross Loss Gross Loss = ACV + ALE + Lost Rental
7. Net Insurable Loss Net Loss = max(0, Gross Loss − Deductible)
#### Assumptions & References
- Depreciation is calculated using the straight-line method, consistent with ISO property loss valuation guidelines and standard insurance practice.
- Actual Cash Value (ACV) = Replacement Cost Value (RCV) minus depreciation, per NAIC property insurance standards.
- Salvage value represents the residual value of the property at end of useful life (default assumption: 10%).
- Additional Living Expenses (ALE) cover temporary housing and increased cost of living while the property is uninhabitable, as defined under ISO HO-3 homeowners policy forms.
- Lost Rental Income applies when the damaged property is a rental unit; covered under most landlord/dwelling fire policies.
- The deductible is subtracted from gross loss to reflect the policyholder's out-of-pocket obligation before insurance pays.
- References: ISO HO-3 Policy Form; NAIC Property & Casualty Insurance Model; Appraisal Institute — The Appraisal of Real Estate, 15th ed.
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