Flip got broken into- Insurance doesn't cover theft- suggestions?

Question

So our current flip got broken into, hand tools stolen (yes I know, it was the first time I forgot to bring them home with me) but the door got kicked in and broke the frame/door and they stole the new range too.....The RANGE! Probably not crack heads, and I am sure they were scoping out the property. Anyways to make a long story short our insurance is for vacant property and while I opted for vandalism coverage my deductable is $1000 so its not worth it for a $300 door and the range isnt covered at all. My question is what type of insurance is everyone using? The claims adjuster today told me as he was denying my claim that vacant property is high risk for theft and most companies dont cover theft of personal items. However I need to find a company that will put my mind at ease knowing that they will cover more than fire. Hoping for suggestions. Also if anyone has had luck with a good camera or doorbell system I would love to hear what you've had luck with and was user friendly.

Ps: Local police told me there had been another break-in in the area last month and the house was finished and staged and someone wiped everything from the home (appliances, sinks) even the chandeliers, smh! Be alert and keep your stuff safe.

Thanks!

Ps: Local police told me there had been another break-in in the area last month and the house was finished and staged and someone wiped everything from the home (appliances, sinks) even the chandeliers, smh! Be alert and keep your stuff safe.

Thanks!

Jim K. · Answer

The way we now deal with vacant properties is that we have a Simplisafe alarm system with battery backup and cellular capacity, as well as a Night Owl multicamera/DVR system. It's about $300 one-time cost for the alarm system, $300 one-time cost for the camera system, 15 bucks a month for Simplisafe monitoring. You can take the two systems from one vacant property to the next and turn the Simplisafe monitoring off when you don't need it.

I should mention we didn't start off this smart. We were broken into once, too.

Natalie Kolodij · Answer

I used to live in Eugene I'm here to suggest some great eco friendly options:

Have you considered...

A snake pit?

African Bees?

A colony of those spiders that spit poison?

Jim K. · Answer

@Ben Wagner

I don't integrate the two systems, and my Night Owl system is hardwired. What the SimpliSafe system does well is guarantee that the cops are called if the property is broken into through the cellular connection, no matter what happens to the power. What the Night Owl system does well is watch the approaches, the meter, and the streets.

Pat L. · Answer

For NOW!!!

Evan Tucker · Answer

Hi Lance! So sorry to hear about your situation! Were the tools covered by insurance? The adjuster is correct, most companies do not cover vacant dwellings due to it's high risk. However, most insurance companies can broker through different companies and write temporary policies for properties that are being rehabbed. The cost may be a little bit more expensive, but you'll be paying for peace of mind.  I work for Allstate Insurance in Medford and I would be more than happy to help you find something more suitable! Feel free to reach out to me whenever!

Ben Wagner · Answer

We also use Simplysafe and it has been a huge help to protect our properties - we've also been broken into and have had copper pipes in our houses stolen before. However, we still get a bunch of false alarm calls so I was looking for a way to add video capabilities to the system but most require wifi, which we don't have in our flips. How do you deal with that and the Night Owl?

Alex Natanson · Answer

You can buy it cheaper on eBay. The only thing it needs electricity to work. Sometimes it's not possible while hooking up to utilities (service upgrade, inspection, lead time to hook up). While this period the generator was stolen from my flip.

Wayne Brooks · Answer

You need Builders Risk insurance, not a Vacant policy.  Here it’s about $100/mo or less for a $150k  property.

Thomas Subias · Answer

@Lance Riggen sorry to hear and thanks for the warning.

Ross Leavitt · Answer

So sorry to hear that Lance! What neighborhood is your flip in? We recently finished a flip in Oakridge, and I never did have security on it. I'll have to do that in the future.

Have you done any other flips locally? It's been such a difficult market to find properties that still have profit in them, so I'm glad to hear you've been able to still do it.

Flip got broken into- Insurance doesn't cover theft- suggestions?

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