Universal Property & Casualty Insurance Company Review: Ratings & FL Home Insurance Complaint Record

How good is Universal Property & Casualty Insurance Company? Who do you contact for a price quote? Today I’ll provide you with information about Universal Property & Casualty Insurance Company to help you decide if they are the best property insurance company for you. Continue reading

Wyoming Auto & Home Insurance Reviews: Complaint Ratings for Major Companies

Does your insurance company have a lot of complaints? Will you have difficulty placing a claim, or have a valid claim delayed or denied? How do you know if your company is good or bad? Most consumers fail to check the complaint records of their automobile & property (homeowners, renters, mobile home, rental dwelling, condo, etc.) insurance companies. Here I provide complaint information for insurance companies selling auto & residential property insurance in Wyoming and rank them, from best to worst, based on their 2009, 2010, & 2011 Wyoming complaint record. Continue reading

West Virginia Home Insurance Reviews: Complaint Ratings For 20 Top Companies

Does your home insurance company have a large amount of customer complaints? Will you have problems placing a claim, or have a valid claim delayed or denied? When do you want to find out if your insurance company is any good? Most consumers fail to check the complaint records of their auto & property (homeowners, renters, condo, mobile home, dwelling) insurance companies. This blog post provides complaint information for the 20 largest insurance companies insuring homes in West Virginia, & ranks them based on their 2010 national complaint ratings (Accurate 2011 complaint records are not available yet). Know the best and worst companies! Continue reading

Virginia Home Insurance Reviews: Complaint Ratings for 50 Top Companies

Does your home insurance company have many customer complaints? Will you have problems placing a claim, or have a valid claim delayed or denied? Is your property (renters, home, condo, dwelling, or mobile home) insurance company good or bad? Most consumers fail to check the complaint records of their insurance companies. This blog post provides complaint information for the fifty largest insurance companies insuring residential property in Virginia and ranks them from best to worst, based on their 2010 national homeowners insurance complaint records (Accurate 2011 complaint records are not available yet). Continue reading

Utah Home Insurance Reviews: Complaint Ratings for 21 Top Companies

Does your home insurance company have many complaints? Will you have difficulty placing a claim, or have a valid claim delayed or denied? How do you know if your home insurance company is good or bad? Most consumers fail to check the complaint records of their insurance companies. Here I provide complaint information for the twenty-one largest (by market share in Utah, based on premium) property (home/renters/condo/mobile home) insurance companies & rank them, from best to worst, based on the average of each company’s Utah homeowners insurance complaint record for the last three years — 2008, 2009, & 2010. Utah complaint data for 2011 is not available yet. Continue reading

How much is home insurance? Rates increased 19% Nationwide in 2011

Today’s Insurance Journal has an article about a report from an online home insurance provider, homeinsurance.com, indicating national homeowners insurance premiums went up an average of 19% in 2011. According to the report, the typical premium for a new home insurance policy in December 2011 was $810 nationwide, up from $682 in January 2011. The quarterly RateReport data from homeinsurance.com represents approximately 15,000 policies sold across the United States with various carriers including Travelers, Safeco, Foremost, Liberty Mutual, The Hartford, and ASI/Ark Royal. This blog post will tell you what you can do to reduce your price after a large home insurance rate increase. Continue reading

Tennessee Home Insurance Reviews: Complaint Ratings for 48 Top Companies

Does your property (renters, homeowners, condo, mobile home owners) insurance company have many customer complaints? Will you have problems placing a claim, or have a valid claim delayed or denied? Will you find out your property insurance company is good or bad when you need them to help you? Many consumers fail to check the complaint records of their insurance companies. This blog post provides complaint information for the forty-eight largest Tennessee home insurance companies, and rates & ranks them, from best to worst, based on their 2010 national home-owners insurance complaint record (Accurate 2011 complaint records are not available yet). Continue reading

South Dakota Home Insurance Reviews: Complaint Ratings for 30 Top Companies

Does your property insurance company have many customer complaints? Will you have problems placing a claim, or have a valid claim delayed or denied? Will you discover your home insurance company is good or bad when you need them to help you? Many consumers fail to check the complaint records of their home and auto insurance companies. This blog article gives you complaint information for the thirty biggest South Dakota home insurance companies, covering 90.24% of the 2011 home insurance market in the state, and rates & ranks them, from best to worst, based on their 2010 national homeowners insurance complaint records (Accurate 2011 complaint records are not available yet). Continue reading

South Carolina Home Insurance Reviews: Complaint Ratings for 24 Top Companies

Does your home insurance company have a very large amount of customer complaints? Will you have problems placing a claim, or have a valid claim delayed or denied? Is your company any good? Will you have a bad experience when you need your home insurance company? Most consumers fail to check the complaint records of their car and home insurance companies. This blog post provides complaint information for the twenty four largest insurance companies selling property (homeowners, condo, mobile home, renters) insurance in South Carolina, and rates & ranks them based on their 2010 national complaint record (Accurate 2011 complaint records are not available yet). Know about the best & worst insurance companies in South Carolina! Continue reading

Rhode Island Home Insurance Reviews: Complaint Ratings for 12 Major Companies

Does your home insurance company have a large amount of customer complaints? Will you have any problems placing a claim, or have a valid claim delayed or denied? Is your home-owners insurance company good or bad? Most consumers fail to check the complaint records of their insurance companies. This blog post provides complaint information for twelve major insurance companies selling property insurance (mobile home, homeowners, renters, condo, rental dwelling for landlords) in Rhode Island, and ranks them from best to worst, based on their 2011 JD Power homeowners insurance customer satisfaction rating. National home insurance complaint ratings for their subsidiary companies are available by links to insurance company reviews on my website. Continue reading

Pennsylvania Home Insurance Reviews: Complaint Ratings for 54 Top Companies

Does your home, condo, renters, or manufactured home insurance company have a huge amount of customer complaints? Will you have problems placing a claim, or have a valid claim delayed or denied? Is the company insuring your residence good or bad? Most consumers fail to check the complaint records of their insurance companies. This blog post provides complaint information for the fifty-four largest insurance companies insuring homes in Pennsylvania, and ranks them from best to worst, based on their 2010 national home insurance complaint record (Accurate 2011 complaint records are not available yet). Continue reading

Oklahoma Home Insurance Reviews: Complaint Ratings for 21 Major Companies

Does your homeowners insurance company have a very large amount of customer complaints? Will you have problems placing a claim, or have a valid claim delayed or denied? Is your home insurance company any good? Will you have a bad experience when you need your insurance company? Most consumers fail to check the complaint records of their auto & home insurance companies. This blog post provides complaint information for twenty-one major Oklahoma home insurance companies, including the 10 largest home insurers in Oklahoma, and rates and ranks them based on their 2010 national complaint record (Accurate 2011 complaint records are not available yet). Be aware of the best & worst insurance companies in Oklahoma. Continue reading

North Dakota Home Insurance Reviews: Complaint Ratings for 20 Top Companies

Does your home insurance company have many customer complaints? Will you have problems placing a claim, or have a valid claim delayed or denied? Will you discover your insurance company is good or bad when you need them to help you? Many consumers fail to check the complaint records of their home and auto insurance companies. This blog article gives you complaint information for the twenty biggest North Dakota home insurance companies, covering 88.8% of the home insurance market in the state, and rates & ranks them, from best to worst, based on their 2010 national homeowners insurance complaint records (Accurate 2011 complaint records are not available yet). Continue reading

New Hampshire Home Insurance Reviews: Complaint Ratings for 35 Major Companies

Do you know if your home-owners insurance company has many customer complaints? Will you have problems placing a claim, or have a valid claim delayed or denied? Will you find out your home insurance company is good or bad when you need them to help you? Many consumers fail to check the complaint records of their home insurance companies. This blog post provides complaint information for Thirty-five major New Hampshire property insurance (homeowners/ renters/ dwelling/ condo/ mobile home) companies, and rates & ranks them, from best to worst, based on their 2010 national home insurance complaint record (Accurate 2011 complaint records are not available yet). Continue reading

Indiana Home Insurance Reviews: Complaint Ratings for 30 Major Companies

Does your home owners insurance company have a lot of complaints? How good is your company? Will you have difficulty placing a claim, or have a valid claim delayed or denied? Most consumers fail to check the complaint records of their insurance companies. Here I provide complaint information for the 30 largest (by Indiana market share) home insurance companies, and rank them from best to worst based on their 2010 complaint record (Accurate 2011 complaint record not available yet). Continue reading

Finding Home Insurance for Older Homes

If you have an older home, you may find some home insurance companies unwilling to insure you. Due to the recent severe tornado season, Alfa insurance will no longer sell homeowners insurance covering homes built before 2001 in Alabama. If you buy a home built in 2000, will you have a hard time finding an insurance company willing to insure your home? Not likely, unless you are near the coast or in tornado alley, but the older your home is, the more likely you are to find some insurance companies unwilling to offer you home insurance.

The good news is home insurance company eligibility requirements are very different among insurance companies. You may have a home built in 1940. Some insurance companies will refuse to insure it. Some insurance companies will insure it depending on the age or type of the wiring, heating, or plumbing systems. Some insurance companies will insure it without any additional qualifications due to the home’s age.

However, if you own an older home, you may have some issues getting homeowners insurance, or getting home or property insurance covering you for replacement cost, particularly if the home is a rental property.

Homeowners insurance providing replacement cost coverage is needed to avoid having to pay tens of thousands of dollars out of your own pocket, due to depreciation, if you have a large claim. You may need to jump through a few hoops, and shop with all the leading insurance companies, but you should be able to get property insurance with replacement cost on an older home.

My blog post today will give you some tips to help you find the insurance coverage you need for an older home.

You need to know these things about your home:

Your home’s Foundation

If your home is built on a continuous masonry foundation, no homeowners insurance company should have an issue with your foundation — as long as it is not crumbling. But some older houses are built on an open pier & post foundation. This will be a deal breaker for many insurance companies, but some insurance companies will not have an issue with it. However, I would be very surprised if you could get earthquake coverage if your home has any part of it on a pier & post (or post & beam) foundation.

If your home’s foundation is not a continuous masonry foundation, you may become discouraged if you contact 3 or 5 insurance companies and they all tell you they can’t insure you because  of the foundation. Keep shopping, and consult a local independent insurance agent having knowledge of your local home insurance market.

Your home’s heating system (HVAC)

Depending where your home is located in the USA, many insurance companies require the homes they insure to have a central, thermostatically controlled heating system.

In states subject to cold weather, like Minnesota, this is a necessity. However, in the South & Pacific Northwest, where we have mild winters, and there are many homes without central heating, this requirement may be less strict.

On older homes where central heating is present or required, you will need to know the age of your furnace and water heater, how it is powered (electric, gas, oil, etc.), whether it is controlled by a thermostat, and if it is up to code.

Supplemental heating, like a wood stove or pellet stove, is usually okay if it is up to code, the stove is Underwriter’s Lab approved, and it was professionally installed.

If you use your stove as your primary heating source, be sure to tell the insurance company you also have central heat, too.

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Once again, the rules will vary from company to company, so shop with all the leading insurance companies to find one that meets your needs with the least hassle. Be honest about your situation, and ask what you can do to make your home qualify, if you had a hard time finding affordable home insurance.

Your home’s electrical system

If your older home is on circuit breakers, you should have few problems with insurance companies offering you home insurance. However, if the home is an old home and a rental, depending on the age, you may have to have the home completely rewired (not just updated) to get a replacement cost policy.

Believe it or not, replacement cost policies can sometimes be A LOT less expensive than actual cash value property insurance policies. So getting replacement cost is not just better coverage, but can offer you a better price, too.

Some insurance companies will not insure you if your electrical service is on fuses, or there is knob & tube wiring in service. Some major insurance companies won’t ask you any questions about the wiring, if the home is owner occupied, regardless of the age.

Your home’s plumbing system

Know what plumbing updates have been done to your home, when they were completed, and if and when the entire system was re-plumbed. Re-plumbing as of a certain date may be required for replacement cost on a rental property.

Read the homeowners insurance application before you sign it

Insurance companies & agents have to ask you a lot of questions to quote your insurance accurately. To save you time, agents sometimes skip questions which show up on the application.

For example, if an agent has seen a picture of your home, or has access to information about your home, they may not ask you to confirm your house has an asphalt roof, when they are pretty sure it does.

Also, if your house has a central vacuum system, it will increase the replacement cost of your house by a small amount, but central vacuum systems are fairly uncommon for an agent to waste your time asking about it.

Unfortunately, some agents will skip over important questions, or make assumptions which turn out to be wrong.

For example, to qualify for home insurance with Company X, you can’t have knob and tube wiring in service. The question appears on the application, but your agent is unaware of its importance. Many insurance companies will not inspect your home to verify there is no knob and tube wiring. If you sign the homeowners application, and a box is checked on the application stating you do not have knob & tube wiring, you can later have a claim denied, and your policy voided, if it is discovered your home has knob and tube wiring.

Always read the application and make sure all questions are answered accurately, to the best of your knowledge. Ask your agent or insurance company if you have any questions.

Insuring an older home can sometimes be a challenge, but by shopping with all the leading insurance companies, you can be assured you will find the best coverage and the best price.

Are you insuring an older home? What insurance company do you use? Did they have any special requirements? Tell me about it. Please leave a comment on my facebook page. Follow me on Twitter for important insurance consumer news and new blog entries at CarInsWatch.

American Modern Insurance Reviews, Complaint Ratings & Alternatives When Your Home Insurance is Canceled

I have blogged before about your best option, when your home insurance is being canceled by your insurance company, is to appeal your homeowners insurance cancellation, and see if your insurance company will reinstate your home insurance coverage.

Sometimes your appeal will be successful (you can click the link in the above paragraph for tips on how to appeal your insurance company’s cancellation , and keep your home insurance).

But often, you will need to find another insurance company to insure you — and most insurance companies will decline to insure your home for the same reason your old insurance company canceled your homeowners insurance policy.

My blog post today will tell you about American Modern insurance, which may be able to insure you when your home insurance company cancels your homeowners insurance,  other insurance companies which may be able to help you, and what you can do to keep your insurance rates reasonable.

Even when your home insurance is canceled by your insurance company, shopping for the best deal, and speaking to several insurance agents to know your options, is something you need to do.

But clicking the link to the ad below, to have insurance agents contact you, will not work for you, due to your home insurance cancellation, because many agents will not be able to insure you.

However, if you insure your cars with the same insurance company canceling your home insurance, your auto insurance situation has changed.

Your auto insurance rates may increase greatly by losing a large multi policy discount. You need to shop your auto insurance now, to make sure you are not over-paying for your coverage. You can click the link below for auto insurance quotes. Agents will contact you with prices for auto insurance, and you can ask the agents for help or advice regarding your home insurance.

Keeping your current auto insurance company might still be a good option for you, but the cancellation of your home insurance may make you feel like you no longer wish to give your business to the same insurance company.

Homeowners insurance can be canceled for claims in the last 5 years, because the house is unoccupied or being foreclosed, because the home is in disrepair, because the home is undergoing substantial remodeling or reconstruction, or other reasons.

What are your options when your home insurance is being canceled by your insurance company?

If you have an insurance agent, your agent may be able to offer you property insurance coverage through another insurance company, like American Modern Insurance, though the coverage may be limited, and it will be more expensive.

Even “captive” agents representing primarily one insurance company, like State Farm, Allstate, Nationwide, American Family, & Farmers insurance, may sell property insurance through an insurance company like American Modern, if the primary insurance company they represent cannot insure you. However, some agents may have little experience selling this type of insurance, and may only sell it reluctantly.

A good insurance agent will be quick to let you know they still have another option for you, if your home insurance is being canceled.

If you really like your agent, ask your agent if they have another option to insure you when your home insurance is being canceled.

Your agent may have an affordable solution for you, but check with at least two other insurance agents, to see if they offer a better solution, better coverage, or a better price.

The few insurance companies willing to insure your home may differ greatly as to what coverage they will offer you, such as liability coverage, and replacement cost.

I recommend talking to at least 2 local independent agents, familiar with homeowners insurance for people having problems getting home insurance, to advise you about competing insurance company policies & coverage.

Independent insurance agents represent multiple insurance companies, and know your local insurance market. Not all independent insurance agents focus on personal insurance, but they should be able to refer you to an independent insurance agent whom can help you.

When your insurance company cancels your home insurance, they notify you in writing, and the effective date of the cancellation will be a date in the future. It is important you get replacement insurance coverage effective as of the cancel date, so you have no lapse in coverage. This may also help you get a better price, because getting home insurance coverage, once you have had a lapse in your homeowners insurance coverage, may be more expensive, or you may have less options for choosing an insurance company.

You are not going to have a lot of options to replace your home insurance once it has been company canceled, but even if you go without home insurance for a while, you should still have options.

Your last resort, is your state sponsored plan to insure homes which can’t qualify for property insurance. How to apply for this coverage will be detailed in the cancel notice you received from your insurance company. Choose this option if you have no other better choice.

Two of the leading insurance companies insuring homes & properties not qualifying for insurance elsewhere, are Foremost insurance & American Modern Insurance.

Foremost insurance, is a part of Farmers Insurance Group, and is also sold by independent insurance agents. You can find out information about Foremost, including complaint ratings, on my website at my Foremost Insurance Reviews page.

Here are the 2010 national complaint ratios for American Modern Insurance Group subsidiary companies, and my complaint ratings based on the complaint ratios, listed below.

You can find my explanation of the complaint ratios & ratings linked on my website’s home page.

American Modern Insurance has several subsidiary property insurance companies. Make sure you know the correct name of the insurance subsidiary quoting or insuring you, to check the proper complaint grade.

Please be aware American Family Home Insurance is a part of American Modern insurance Group and is NOT associated with American Family Insurance.

American Modern Insurance Group’s 2010 Complaint Ratings & National Complaint Ratios

American Modern Home Insurance Company = F (2.70)

American Family Home Insurance Company = C- (1.09)

American Modern Select Insurance Company = F (2.43)

American Western Home Insurance Company = A (.36)

American Southern Home Insurance Company = B- (.85)

American Modern Surplus lines Insurance Company = A+ (No complaints in 2010)

American Modern Insurance Company of Florida = A+ (No complaints in 2010)

American Modern Lloyd’s Insurance Company = F (5.43)

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Replacement Cost Guarantee or Extended Replacement Cost Homeowners Insurance

I have mentioned before, unlike auto insurance, there can be a huge difference in the home insurance coverage offered by insurance companies. One major difference is whether an insurance company offers a guarantee to rebuild your home, no matter what the cost to rebuild it.

For example, you buy homeowners insurance, and the insurance company determines you need $200,000 to rebuild your home. 6 months later, your house burns to the ground. The actual cost to rebuild your home is $280,000. Depending on the insurance company you chose, and the coverage options they offer, you may get only $200,000 for your claim, or $240,000, if you have an extended replacement cost option, or the full $280,00 it takes to rebuild, if you have a replacement cost guarantee.

If you have the replacement cost guarantee, you will get whatever it costs to rebuild — even if it costs $500,000 — to have your house rebuilt to the same size and quality of the house before it was damaged.

So, if you have 1,200 square foot, 2 bed room, tract home, the insurance company will rebuild you a 1,200 square foot, 2 bedroom tract home, no matter what the cost, but they won’t pay more to upgrade your kitchen, give you a third bedroom, or more square footage.

I’m blogging today to explain homeowners insurance replacement cost options to rebuild your home, why they are so important, and how to find insurance companies with the best home insurance coverage options for you. Continue reading

Home Insurance Canceled due to Claims? Here’s How to Appeal

Did you know having more than one home insurance claim in 5 years can get your homeowners insurance canceled? In fact, if allowed by state law, ONE claim can get your home insurance canceled, if your insurance company is concerned the nature of the claim makes you a higher risk of having another, or large insurance claim. Buying home, condo, mobile home, or any other type of property insurance, only to have it canceled when you use it, makes many people feel insurance is a rip off.

I’ve blogged before about how to use your homeowners insurance to avoid being canceled for claims. But many customers find out this information too late, and have their home insurance policy canceled by their insurance company on the policy renewal date (This is called non renewal, or non renewing your insurance) for filing claims, the customer may not have filed, had they known they were risking the cancellation of their home insurance policy.

If your homeowners insurance is cancelled by your insurance company due to claims, you will not have many options for insuring your home, since you won’t qualify for homeowners insurance with many insurance companies due to your claim history. This blog post will give you some tips on how to get your home insurance company to reconsider canceling your home insurance policy.

For your home insurance company to cancel your homeowners insurance policy, they must give you advanced notice in writing. How many days advanced notice varies by state, such as 20 days from the date of mailing the cancel notice to you. In most circumstances, insurance companies can only cancel your homeowners insurance at its renewal date.

However, if there is a substantial increase in hazard at your property, such as it being unoccupied, or being used in dangerous or illegal activity, such as being used as a meth lab, your home insurance can be canceled by the insurance company before the policy renewal date / expiration date, with advanced written notice, as required by law.

The insurance company needs only show proof of mailing to the mailing address it has on file for you. If you do not receive written notice due to a post office error, or if you change your mailing address, and don’t notify your insurance company about it, it will not prevent or delay your insurance company from canceling your homeowners insurance.

If you have a good insurance agent, your agent will contact you as soon as the agent becomes aware the insurance company intends to cancel your home insurance, and review your options with you. A good agent will let you know if anything can be done to make your insurance company change their mind about canceling your homeowners insurance.

Unfortunately, some agents won’t contact you, and you are surprised when you receive the unpleasant news about your home insurance policy cancellation in the mail. If you buy your home owners insurance direct from the insurance company, don’t expect to be called. No one is monitoring your insurance policy, and the underwriting department making the decision to cancel your home insurance will not call you.

No matter how you are notified by your insurance company about the pending cancellation of your homeowners insurance, your first step should be to contact your agent or company to appeal the decision to cancel your policy.

There are two main reasons an insurance company will cancel your home insurance because of recent claim(s):

1. Statistically, people having recent claims are more likely to have more claims in the future. Some previous claims indicate a possible huge claim in the future.

For example, if your German Shepherd bites your neighbor unprovoked, the injury may result in a relatively small homeowners insurance claim. But the situation causing the claim, your dog biting someone unprovoked, may result in a large liability lawsuit the next time your dog attacks someone.

Likewise, a small fire of unknown origin, when your teen children were home alone without adult supervision, could lead to your house burning to the ground in the future, if your kids are hanging out with the wrong crowd when you are not around.

2. Your recent claims history may not be an indication of a greater risk of a large claim in the future, but people placing recent claims tend to place more claims in the future.

Insurance companies base their rates to insure people with an average risk, or less than average risk, of having a claim. A good portion of homeowners never have any home insurance claims. The average frequency is one claim every 7 years per homeowners insurance policy.

You may have & file a small claim every few years. You do the math, and realize you are still paying more in insurance premiums than your insurance company has paid you in claims. Yet, you are still an expensive customer in the eyes of the insurance company.

The insurance company is not only paying you your claims, but they have the expense of selling and servicing your policy, and expenses to process the claim. Also, the insurance premium you pay is calculated and expect to pay the very large claims of the unlucky few customers experiencing a catastrophic loss to their home from storms & fires.

If you have a history of filing homeowners insurance claims every couple of years, many insurance companies will not want you as a customer.

If you want the insurance company to change their mind about canceling you, and get your home insurance policy reinstated, you need to convince the insurance company you are changing your behavior, or taking action to prevent future claims.

For example, returning to the dog bite situation above, some insurance companies will recommend dog training programs to get your dog to behave better, and may agree to reinstate your home insurance if your dog successfully passes the dog training program.

More likely, you may have to give up your dog, or possibly exclude coverage for your dog, to keep your homeowners insurance policy.

If your house is subject to the occasional burglary, ask your insurance company if getting a burglar alarm, monitored by a central station, will make then reconsider canceling your insurance.

Find out the specific concerns of the insurance company, and if you can address them, you may be able to keep your home insurance.

If the insurance company is canceling you because of what they consider too frequent claims, tell them you had no idea placing claims would get your insurance canceled, and had you known, you would not have filed them.

When you have a good agent, they should be advising you when to file a claim, and the consequences. This can be an awkward conversation, so some agents are afraid to upset you by advising you to not file a claim, and don’t discuss it with you. Also, many people place the claim directly to the insurance company, without consulting their agent.

If you can convince the insurance company you now understand you will use your home insurance only for large claims, and take a higher deductible, they may agree to keep your home insurance policy.

Don’t argue about how the insurance company is still making money off you, and how your past claims were valid claims the insurance company is supposed to pay. You don’t want to take the attitude that you pay your premium, and every time you experience the frequent setbacks in life, you are going to place a claim.

Having your mountain bike stolen, and bearing the cost to replace it yourself, rather than placing a homeowners insurance claim, on a policy you have been paying for ten years without a claim, may seem like you are paying insurance for nothing.

However, do you want to lose your homeowners insurance, and pay a lot more for less coverage, with whatever company willing to take you, if you are unlucky enough to have another claim you HAVE to file, and then get canceled for having 2 recent claims?You’ll pay more in higher insurance premiums than you would have received for the mountain bike claim.

Filing these types of frequent, sometimes small claims brands you as “claims conscious” by the insurance company, and if you want the insurance company to continue to insure you, you want them to know you now understand homeowners insurance is intended for large, infrequent claims of the unlucky few customers.

You may be upset your insurance company is canceling your home insurance, and you may no longer wish to do business with them.

Unfortunately, when you are being canceled for claims, your BEST option is to get your insurance company to reinstate your policy. You won’t be able to get comparable coverage at a decent price with another insurance company. Most likely, no standard homeowners insurance company will insure you. If you want to switch insurance companies, do what you can do to reinstate your home insurance policy, and if you are successful, stay with them until your 5 year claims history is clean, then shop for a better insurance company.

It is important to get your home insurance policy reinstated, or buy another property insurance policy, before the date your homeowners insurance coverage is canceled, to avoid any period of time your home is not insured. Your insurance company may still agree to reinstate you after the cancel date, but they will not backdate the reinstatement to the cancel date.

It is always worthwhile to try to appeal an home owners insurance cancellation. A good agent can often assist you in the process. In the past, deciding to reinstate a cancellation was a judgment call made by the underwriter reviewing your situation. It is not unusual, if the insurance company’s concerns can be addressed, to have your homeowners insurance non-renewal reversed, and your insurance reinstated before the cancel date.

However, some insurance companies, in the spirit of being fair to all their customers, have moved away from an individual underwriter’s judgment, in favor of more specific guidelines regarding when an home insurance policy can be reinstated.

I will address, in a future blog post, what your next best options may be, if you can’t get your home insurance policy reinstated.

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Renters Insurance: A Landlord’s Guide

Many landlords understand the importance of requiring their tenants to have renters insurance. However, many landlords fail to implement a program to make sure their tenants have an active renter’s insurance policy when a claim occurs. This can be a very expensive mistake! I will explain what you need to do to make sure your tenant has renters insurance when you most need it, but first I will list a few reasons why it is so important for landlords to require their tenants to have renters insurance.

1. Renters insurance reduces the chance of tenants suing you if their personal property is damaged or stolen.

For example, a fire or theft, because of a failure to maintain the rental property, can lead to a lawsuit. Even if you don’t think it is likely you will found negligent, you may still have to bear the cost of legal defense. If your tenant is compensated for the damage to their property from their renters insurance, they will be less likely to sue you.

2. Requiring renters insurance for all your tenants reduces the likelihood you will be sued due to the negligence of your tenants.

For example, a tenant leaves an unattended candle burning, causing a fire which damages the personal property of other tenants. The liability of the tenant responsible for the fire will be covered by their renters insurance.

3. Requiring renters insurance can protect your property, if your tenants are negligent and damage it, and keep you from having to place a claim on your own insurance — which can cause your insurance rates to increase, or your insurance to be canceled.

Take the example used above of a fire caused by a tenants unattended candle. The damage to your building is covered by the tenant’s renters insurance if the tenant is negligent, so you won’t have to place a claim on your own insurance.

Now, here is how to implement a program to make sure your tenants have renters insurance.

1. Don’t trust your property management firm to handle your renters insurance requirement for you.

A good property management firm can help you avoid the hassle of screening tenants, collecting rents, and handling repair calls and tenant complaints. But you don’t want to depend on the property management company to make sure you have a proper insurance program.

Even if managing the insurance for the property is one of their contractual obligations to you, would you rather have the insurance you need in force when you need it, or sue your property management firm for failing to do their job? Not only do you have the cost and hassle of a lawsuit, if the property management firm files for bankruptcy, you may not be able to be compensated.

Don’t worry about this creating more work for you. Monitoring your renters insurance program for your rental properties, and your own insurance on the rental, is as easy as checking & reading your mail.

2. Make sure your rental agreement requires your tenant to have renters insurance, and make sure your tenant is aware of this requirement before they sign the lease or rental agreement.

You should discuss this matter with your property management firm or lawyer, to make sure their are no legal issues. If any of your rental units are rent-controlled, there may be an issue with requiring your tenants to purchase renters insurance.

Renters insurance is inexpensive, usually costing $10-$15 a month. If your tenant buys the renters insurance from their car insurance company, they may get a discount on their auto insurance, which will offset the cost of the renters insurance.

3. You or your property management firm should work with a local insurance agent, to help your tenant get renters insurance.

Some insurance agents will tell you all renters insurance policies are the same, but knowledgeable agents know different insurance company’s renters insurance policies differ in how contractual liability is covered.

For example, almost all (if not all) renters insurance cover a tenant’s legal liability if they are legally responsible for a fire damaging your building. But some insurance companies do no cover other causes of damage to your property, due to the negligence of the tenant. If the tenant has a water bed, or aquarium, or if the tenant accidentally lets his bathtub or toilet overflow, there may be no coverage under the tenant’s renters insurance. Some insurance companies do cover these events under their renters insurance, if the tenant is negligent. It will be to your benefit to work with an agent whom is aware of this advantage in coverage, and can educate your tenant, and offer renters insurance with the broadest liability possible.

4. Make sure you are listed as and interested party on the renters insurance policy, and you will be notified if the renters insurance policy lapses or cancels.

This is something most landlords and property management firms fail to do!

You need to make sure you are listed on the renters insurance policy, so a certificate of insurance is mailed to your address when the policy is issued, or if it cancels for any reason.

As mentioned in #1, don’t rely on your property management firm to handle this for you: make sure it is your name and mailing address as the certificate holder.

This is important, because if a tenant buys renters insurance, then lets the policy cancel for non-payment (like many tenants do), you will be notified by the insurance company about the cancellation.

You, your insurance agent (if your agent agrees to help you manage your renters insurance program), or property management firm can contact the tenant to get them to reinstate the renters insurance, or buy a new policy. You will be notified by mail of the reinstatement, or new renters insurance policy purchase, if you are listed as the certificate holder.

Ideally, you want to be listed as an Additional Insured on your tenant’s renters insurance, but it is very difficult to find an insurance company willing to do it, since doing this creates more risk for the insurance company.

Making sure your tenant has renters insurance is as easy as checking your mail and making sure you have the current renters insurance on file. Most insurance companies will not send you the annual renewal, but will notify you by mail if the policy is not renewed. You can contact the insurance company anytime to make sure the policy is active. Though contacting the insurance company after a claim won’t help you if the renters policy has canceled.

5. Require liability coverage on the renters insurance to be equal to the reconstruction cost of your rental building, or $500,000, whichever is less.

You may rent to low income people, if you have a 4-plex costing $600,000 to rebuild, you want to make sure your tenants have enough liability to rebuild the building if they are negligent and cause substantial damage to it.

Liability coverage is inexpensive, and it usually costs not more than $15 more a year to go from $300,000 to $500,000 liability. However, some insurance companies may be unwilling to go above $300,000 for liability coverage on their renters insurance policies. If the value of your building is more than $300,000, you want to require as much liability as possible, while allowing your tenant the freedom to choose their renters insurance company.

Informing your tenant THEY are legally responsible, even if they have no money, for the cost of any damage to the building not covered by their renters insurance, if they are negligent and cause a fire, may help them choose the insurance company willing to offer them the most liability.

6. Requiring your tenants to have renters insurance does not mean you need less insurance or coverage on your own insurance policy. Shop with a few agents to make sure you have the coverage you need at a reasonable price.

Insurance companies differ in how they insure rental properties, and what coverage they may offer you.

Some insurance companies allow you to have the broader coverage of a homeowners insurance policy, on a building with up to 4 units, if you live in one of them. Other insurance companies require you to purchase multiple policies in this same situation: a policy for the building, then a renters insurance policy for you.

Some insurance companies will insure your rentals on a business owners policy, with a million dollar liability coverage, and others won’t offer you that much coverage.

Having all your insurance with one company — car insurance, home insurance, rental property insurance — usually gets you multiple discounts, but the coverage available and price can vary greatly among insurance companies.

When you have rental property, your insurance needs are complex, so you should not buy insurance online, but shop with insurance agents knowledgeable about the insurance needs of landlords, and have the best products for your situation. This can be hard to find since many agents work with only one company, and even independent agents representing many companies, may not represent the insurance company with the best product for you.

Get insurance quotes from multiple insurance agents by clicking the link below. You may have a great agent now, but it is wise to get a second opinion from at least one other agent once a year, to make sure you are covered as you need to be, to avoid finding out you have inadequate coverage when you have a claim.

It is wise to shop your insurance once a year — even if you decide to stay with the agent you have now. Who knows? You may be able to get a lot more coverage AND save money.

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