Your Insurance Company is Scoring Your Roof, But Why? | Myrtle Beach

Did you know that insurance companies are using AI to score your roof? And what they do with that score can have a big impact on you as a homeowner.

Satellite imagery dictates whether or not you will be dropped from your insurance company. The scoring method they use is called the Roof Spotlight Index.

It is an AI-generated score between 0 and 100 that tells you about the roof’s condition. It’s determined using high-resolution aerial imagery, without anyone ever stepping foot on your roof.

But is it accurate? Can insurance companies drop your coverage over debris? Let’s talk about it.

What is the Roof Spotlight Index?

The Roof Spotlight Index (RSI) is a proprietary roof condition scoring system developed by Betterview, a property intelligence platform used by Nearmap. It scores a roof on a scale of 0 to 100:

• 0 means the AI detected many widespread or severe defects on the roof.
• 100 means the AI detected no visible defects, the roof looks great from above

The score is generated by analyzing aerial imagery of your property and weighing the severity and spread of detected issues. It’s not just checking one thing, it’s looking at a whole list of potential roof problems simultaneously.

How is the Score Calculated?

The RSI weighs the impact of roof issues differently. More severe problems, like an exposed roof deck, can drag the score down harder than minor ones like roof staining. For example, a tarp over a section of your roof (indicating serious damage or ongoing repair) will lower your score much more than some light debris sitting on the surface.

The AI looks for the following conditions:

• Exposed roof deck: Your roof deck is the base layer of your roofing system. When it becomes exposed, it makes it much easier for rainwater to come into your home.
• Exposed underlayment: Underlayment is applied to your roof deck, its main function is to keep water away from your decking. Over time, the underlayment can tear, allowing water to intrude on your roof deck and eventually the interior of your home.
• Missing tiles or shingles: Missing roofing materials? This is one of the most common reasons for roof leaks. When you lose shingles, the nails holding the rest of your roof on become exposed to the elements and start to rust. Once a nail has fully rusted, it's very common for rainwater to make its way inside.
• Worn shingles: This is flagged because worn shingles are weak and brittle, they can easily snap and break. This is considered a liability by your insurance company. 
• Roof rusting: If you have nails on your roof that are exposed to the elements, you may also find rust streaks. While this doesn't impact functionality drastically, it is something the aerial imagery will pick up on and include in their score.
• Patching or permanent repair: Repairs might be flagged because old repair spots can have some issues. During a repair, surrounding shingles have to be manipulated in order to complete the repair. Over a longer period of time, the surrounding shingles can weaken, which is why it's considered in your roof score.
• Tarp or temporary repair: A tarp or temporary repair will be flagged because it can not stand up against the weather long term. This is more of a timing issue. If you have a tarp or temporary repair on your roof because a roofer is supposed to perform a repair the next week, it's best to let your insurance company know. 
• Roof ponding (standing water): This is most common on low sloped roofs. These are areas where the decking has become wet and soggy, allowing it to droop. To the naked eye, it looks like a little dip in your roof. When it rains, this area fills with water that sits on your roof. Roof shingles are meant to be water wicking, not water proof. So when water sits on your shingles, there is potential for leaking or other issues. This is a big one to get fixed right away.
• Roof staining: In the Coastal Carolina area, roof staining is fairly common. Roof staining is usually caused by algae, but there can be a number of reasons for discoloration on your roof. While it may appear as a condition issue to AI, roof staining does not typically impact the performance of your roof.
• General wear and tear: Even if you haven't had obvious problems like a roof leak, wear and tear is a common reason for a lower score here. In fact, old roofs tend to be what we get the most calls about when a homeowner's insurance coverage is being threatened. 
• Roof debris: While sitting debris over a long period of time can cause issues like roof leaks, debris itself is not damaging. If you see areas where pine straw and twigs have collected in a valley, it's best to clean the debris off as soon as you can. Stuck debris can hold onto water during the next rainstorm, it can also allow water to seep under your shingles. 

Each of these issues is detected from aerial photos and scored based on severity and how much of the roof is affected.

What Do the RSI Score Ranges Mean?

Here’s a quick breakdown of how to interpret an RSI score:

Our Experience Helping Homeowners Who Received an Insurance Non-Renewal Notice

A few months ago, we got a call from a homeowner in a bit of a panic. Her insurance company had sent her a notice saying her policy was up for non-renewal. Attached to it, she had a Roof Spotlight Index score of 18.

She had no idea what it meant. As far as she knew, her roof was fine. No leaks, no problems she could see from the ground. But when we went to inspect it, we got the full picture. From the ground, it would’ve been impossible to see that there was ponding in two locations on the back side of the roof. She also had some worn shingles along the ridge line, and an old patch job that was starting to fail.

None of it was visible from street level. But from above, it was clear. We handled the repairs, she submitted the documentation to her insurer, and within a few weeks her coverage was reinstated.

The RSI didn’t create the problem, it just found it. In this situation, catching these problems before they caused a roof leak saved her thousands of dollars down the road.

On the other hand, we’ve also had customers who received a low RSI score and when we went to inspect, the aerial imagery had picked up on debris and staining from algae. Neither of which are detrimental to the functionality of your roof.

To learn more about what to do if you receive a notice of non-renewal from your insurance carrier, check out this article: Homeowners Insurance Non-Renewal Notice in Myrtle Beach: What To Do.

Why This Matters If You’re a Homeowner

Insurance companies are increasingly using tools the Roof Spotlight Index to assess risk across large numbers of properties, quickly and without sending out an inspector. That means your roof is being evaluated whether you know it or not.

Understanding your RSI score gives you the opportunity to get ahead of any issues before your insurer contacts you. If your score is in the medium or high-risk range, a professional roof inspection and targeted repairs could protect your coverage and potentially lower your premium.

To better understand why you’ve been given a non-renewal notice from your insurer, read this article: Why is My Insurance Company Requesting a Roof Inspection?

FAQs About Insurance Scoring and Non-Renewal Notices

What is a good Roof Spotlight Index score?

A score of 67 or above is considered low risk. Scores in this range indicate that no significant defects were detected from aerial imagery. A score of 100 means no visible issues were found at all.

Can a low RSI score affect my homeowners insurance?

Yes. Insurance companies use the RSI to help make underwriting decisions. A score in the high-risk range (0-33) may result in a policy non-renewal, cancellation, or a requirement to complete repairs. A mid-range score may lead to adjusted premiums or changed policy terms.

How is the Roof Spotlight Index different from a traditional roof inspection?

A traditional roof inspection involves a professional physically examining your roof up close. The RSI is generated entirely from aerial imagery using AI. No one visits your property. It’s fast and scalable, but it assesses what’s visible from above. A hands-on inspection can catch issues that aerial imagery might miss, like underlayment problems or flashing issues.

Can I improve my Roof Spotlight Index score?

Yes. Since the score is based on visible roof conditions, fixing detected issues, such as replacing missing shingles, removing debris, repairing ponding areas, or addressing rust and staining can improve your score when the property is re-imaged. Your roofing contractor can help identify and address the specific issues that are dragging your score down.

How often is the RSI score updated?

The score is updated when new aerial imagery is captured for your area. Nearmap, the platform behind the imagery, regularly captures updated aerial surveys of properties across the country. The frequency varies by location, but many areas are resurveyed multiple times per year.

Do I need to request an RSI score, or is it automatic?

In most cases, you won’t need to request it. Insurance companies and property intelligence platforms generate RSI scores automatically as part of their underwriting or risk assessment processes. You may first become aware of your score if your insurer contacts you about it.

Not Sure If Your Roof is in Good Condition?

If you’ve received a notice from your insurer referencing your roof condition, or if you just want to know what shape your roof is in before problems find you, we’re here to help. Our team can inspect your roof, walk you through what we find, and take care of any repairs needed, big or small.

Give us a call or reach out online to schedule a free roof assessment. Because the best time to fix a roof problem is before it becomes a crisis.