The current $85,000 indemnity reserve is low. My range is $126,000 to $164,000, and I'd set at $148,000.

Where the money is:

• Dwelling — our estimate is $71,400, the public adjuster's is $138,900. Most of the $67,500 gap is two items: full second-floor flooring replacement versus the two rooms we scoped, and a cabinetry line the PA prices as custom.
• Contents — $18,200 scheduled, but the inventory is incomplete. Nine rooms listed, four with no line detail.
• ALE — $2,400/month against a policy limit of $28,800. They've been out 11 weeks. Assume the full limit unless the repair schedule tightens.

Two things need your own eyes. The 2023 claim at the same address (RM-2023-02218) involved the same second-floor bath supply line. If this is continued seepage rather than a new sudden discharge, the repeated-seepage exclusion changes the analysis entirely, and the ROR we issued 8 July already puts them on notice of it. Second, the PA's cabinetry line cites a grade the original build didn't have — that's a matching-and-betterment argument, not a coverage one, but it's worth $14,000.

Worksheet is attached with the line-item comparison on the second tab.