I'm not sure how this thread migrated to this area of copper, and for that matter the zinc strips.   I'm still kind of wondering what part of the country uses zinc strips on the ridge to prevent fungus and how that works.   It sure isn't common here in the mid plains.   And now, those copper panels you're talking about.  I only see them used as dormer tops or outcropping roof material, or for valley metal.   Could it be the salt content in the gulf humidity that makes a difference?

I realize there are a lot of different roofing practices out there.  Have been in some areas where no valley metal is used, and they do what we call the "California Weave" in the valleys.   (By the way, the hail beats the crap out of that,, where a roof with valley metal may show little actual damage).

Geocapsa Magna is an air born algae that started along our coasts and has moved inland at alarming rates . Twenty years ago it was sparse along the southeast and gulf coasts , it is now quite heavy in most all coastal areas and is found to some extent in virtually all states .
It will be found primarily on most north and east facing roof surfaces and to a slightly lesser extent on the south and west faces which get more sun and dont stay wet as long as the other sides after a rain .There are probably other indentifiable algaes and fungi but all pretty much the same.Years ago people were concerned that the "stain" around their pipes, vents , and flashings was unsightly and the rest of the roof was just getting dark with age or asphalt bleeding through ,and nothing could be done about it s o o o o their next roof was black to begin  with . yuk . Meanwhile other forward thinking people found that the "stain " was the way the whole roof should look and the other 90 % was stained with fungus , algae , mildew . . . .whatever you want to call it . What was found out is that copper , lead , and zinc (galvanization ) form chromate compounds which inhibit  or stop the growth of these fungi / mold . Steel,stainless,aluminum and other metals do NOT repeat N O T have this property . . . . . . . . .The first generations of Stain Guard / Algae Resistant / Fungus Free . . . . shingles had zinc and copper shavings mixed in with the granules ,and had mostly a 5 year no-stain warranty , but these had proplems staying on the shingle . Currently to the best of my knowledge 3 - M makes all (atleast most ) of shingle granules , they are a
man-made ceramic that is crushed to size after it is baked . Copper is probably the most effective and easiest to work their magic with and put into the granules therefore . . . . . . .and then the shingle manufacturers use their own mixture ( secret recipe percentage of copper impregnated granules ) to coat their shingles with , and most have a ten year no-stain warranty , some have 15 year . Some manufactureres now make only stain guard shingles , some have it standard is some grades of shingles , and optional in other grades , some do not have it available in their lower grade of shingles.

I have torn off many wood shingle roofs 60 to 80 years old that had all copper valleys ,vents , and flashings and never found any higher degree of deteriation around any of these . Copper has for years in fact been used as a wood preservative , but this is decling sharply if not totally discontinued already because of environmental concerns.

Aside from the cosmetic impact i have found that the fungus seems to be living off the asphalt to some extent . . . . . .if you pull up the edge of a shingle that is stain free it will crack and break off , 5 feet away where the shingles have been stained for at least 5 years the shingles are stiffer / more brittle and crack and break easier .

OOOOOOOOOOOOO yeah did someone say power wash a roof G E T O U T T A H E R E not only is it not a good idea I T I S A V E R Y B A D I D E A   tim the tool mans brother , thad the thatcher , might decide to turbo clean the roof ooh ah ooh ah ooh ooh ooh there just aren't any good things that can out weigh a l l l l l l the bad things that can happen to your roof A N D Y O U to justify entertaining such an idea . If you have and old roof thats turned black . . . live with it till the hail comes and your nice 'juster guy gives ya a new roof , if its not such an old roof and you absolutely must improve the curb appeal of your castle consider a bleach and or tsp mix to spray on the roof , rinse well then let the sun bleach out the dead and dying little fungal buggers .
If you can spray the roof regularly from the ground with a siphon attachment on your  hose that would be a better idea

ahnkyaverymush

The valued policy law has a differant twist in Texas. It is called a liquidated demand for the policy limits on BUILDING only in case of a total loss by FIRE.

A whole new ball game if the Texas Gulf Coast gets hit like MS. and LA

To my knowledge, Liquidated Demand only applies to Dwellings.  I love total fire losses.  Take photos of the black spot and look for the next of kin.  Then pay the policy limit. 

A great question is, What precentage of co-insurance is standard on the Texas Dwelling Fire or HO policy?

Let's get some answers.

David, dont confuse co-insurance with the replacement cost provisions in a HO policy. Dwellings are not eligable for co-insurance . The replacement clause of the dwelling policy comes into play when it is not insured to 80% of the replacement cost (without depreciation).

The co-insurance clause is a reduction in premium for the insured carrying insurance 80,90 or 100% of the VALUE for commercial property only.

Very very few underwriters will allow an adjuster to take  photos and square foot the ash pile and send in a bill based on a percentage of the  loss amount. Most will require a stick built structure, with room diagrams, contents in each room . The contents list will be 25- 50 pages long, with the RC and ACV on each item.

 In Katrina NFIP allowed this on houses with the water over the ceiling joist, and paid $750.00

Guaranteed replacement cost on building and contents require this. The O & L coverage is a big part of a total loss. Also remember the depreciation is not paid, unless the property is built back on the SAME location, but no increase if its a differant location.

I assume you are a staff adjuster and need to move on to the next one, but IA's can not take shortcuts.

*Art 4.12 Texas in case of a total loss by fire on BUILDINGS only. *

Ray, you got it right!  Co-Insurance has nothing to do with Personal Dwelling coverage.  I'll wager that the vast majority of managers and supervisors do not know this.  From you postings, I think you already know this.  I was asking a trick question.

I have been both staff and IA for about equal amount of time.  As far as the totaled house by fire, I always call the carrier and report the fact that all there is left is a black spot.  Since the majority of these are old 2 bdr. houses in the country, they usually go for 4 corner shots and a reduced rate.  Unless it is a pretty big house, most are aware of the LD statute in Texas and are wanting to save on allocated expense.  I'll offer T&E and they usually take it.

I got into this line of work about a year after your stay in scenic Pampa, working hail losses.  It is a shame you didn't make it to Perryton, the home of the bad attitude!  We probably have some mutual acquaintances.  R.T Powers, maybe? 

David Parsons