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Updated over 9 years ago,
National RE Investor Coverage versus the local branch of my insurance company
I am looking for some help with setting some principles in securing insurance for rental properties. I am buying a third rental property through a turnkey operation and they recommended using National Real Estate Insurance Group (NREIG).
I am looking at moving my other two rental units from State Farm to NREIG. I've always done all my insurance through State Farm so when I got into investing, I just decided to stay there. I didn't know about other options like NREIG until recently. My first two properties are local (Virginia) but my third is out of state. I'd have to get another agent anyway, so I have been investigating NREIG.
I am putting together a pro/con list so I can understand the decision better. I am posting this to see if I am missing something in considering insurance coverage.
I'm challenged by the fact that the cost is higher while some aspects of coverage is less than I receive with State Farm. It seems that one reason for the increased cost is that the coverage for liability is at $1 million while my State Farm policies stand at $300K. This makes me wonder if $1M is too much or if $300K is too little.
I'm wondering if I am missing anything else in considering a decision like this.
Thanks for all the insightful things you have already written in these forums. They are amazing!
Pros and Cons of using NREIG over State Farm
Pros:
- It seems easier to scale to my investment goals: One single insurance group with one payment and a simplified plan. By contrast, my State Farm policies are local to the investment location (state) and each policy is handled independently. I can set similar coverage across all properties.
- It provides higher liability coverage. $1 million compared to $300,000 per incident (State Farm default).
- Pollution Liability Coverage: The agent claims that they cover both the court costs and damages as a result of people getting sick due to pollutants like CO2.
- Focus of company is on real estate investors
Cons:
- Moderately more expensive across all three properties. Some are less, some are more. This is especially relevant to me as I have my “accidental landlord” home that still has a negative cashflow. Insurance on that one would be higher than I have now, which has been a big discouragement in making the switch.
- Higher deductibles.
- "Customizable" options opens chance for bigger mistakes if I don't evaluate things, like replacement costs, accurately. For example, replacement coverage amounts that I select (based on my knowledge of the area) are lower than what State Farm automatically plugs in. State Farm has much higher numbers, which makes me feel more comfortable. Additionally, they do this at a lower annual cost.
- Not as good of a name. I see NREIG in other BP forums here with some of the questions about how the claims process is actually working.