Philadelphia landlord needs insurance advice!!

[Robert Hastings]

i have 3 properties rented.  the 4th property will be rented by the end of the month. i have been a landlord for 3 years and a couple months ago, the insurance broker who wrote my policy informed me my policy was switched to a new carrier (AmTrust North America)....

i just received an email from my broker telling me a rep from AmTrust drove past three of my properties on the policy...

if i dont make the following repairs in a month they will terminate me.  it frustrates me.  i was covered for the past 3 years and now the new carrier is asking me to make improvements that cost a substantial amount of money....

1.) its the summer in philly and tenants have air conditioners in their windows...if i dont have a contractor install metal brackets, to prevent a falling air conditioner hazard, my coverage will be terminated.  i told them "what if i have the tenants take the AC out of the window?  its gona be fall soon?!"  

2).  Railings on outdoor stairs.  any exterior step wider then 42 inches needs a railing.....i get this one.  i am going to add these...

3).  NEW CONCRETE SIDEWALK!  WTF! lol  its philly and the sidewalk is 800 years old.  my sidewalk isnt bad...there is a small patch of cracks around a vent and the insurance company wants a new sidewalk....not a patch job!  is the sidewalk below THAT bad that it posesses such a hazard??  

i dont know if i should consider switching carriers or stick it out with AmTrust??  i just made a downpayment of my premiums two weeks ago for 560 bucks...

each property costs 570/year for a basic landlord coverage and i have a general liability protection for those properties for 1mil as well...

ARE YOU IN PHILLY?  ARE YOU A LANDLORD?  WHO HAS YOUR INSURANCE?  WHAT IS YOUR PREMIUMS?

[Percy N.]

Robert Hastings have you tried State Farm?
Not the cheapest but good at responding and not requiring stupid stuff.

[Anthony Lee]

@Robert Hastings It is not usual for carriers to require such things. Give me a call if you like. I'd be more than happy to help if you like. 

[Ryan Cameron]

@Robert Hastings-I use state farm, but just started shopping for insurance again. I would look into another carrier, that just smells of issues down the line with them.

@Anthony Lee- I'd like to PM you regarding landlord insurance if you don't mind

[Anthony Lee]

@Ryan Cameron I sent you a colleague request with my contact information. 

[Paulette Midgette]

Hello @Ryan Cameron,  I am a landlord in Philadelphia.  I have run into this with not only my rentals, but also my primary residence.  I have been with the same insurance company for over 10 years.  I made changes to my home policy and landlord policies a couple of years ago and a visit was made to all my properties and I was asked to make some repairs.  For obvious reasons the insurance companies are not ensuring that what they are insuring is being maintained properly.

For Philly, I don't think the sidewalks are bad at all.  But we live in a culture where people believe that the easiest way to heard a living or make extra money is to sue someone.  My sister is currently being sued because someone claimed they fell on her property.  Her sidewalk is in better shape than yours, no crack, no pushed up concrete...she has a small area at the curb that dips.  I think this is a sign of what is to come with all insurance carriers.

Good luck.

[Ryan Cameron]

Agreed @Paulette Midgette

[Patrick Shawn Faherty]

Originally posted by @Paulette Midgette:

Hello @Ryan Cameron,  I am a landlord in Philadelphia.  I have run into this with not only my rentals, but also my primary residence.  I have been with the same insurance company for over 10 years.  I made changes to my home policy and landlord policies a couple of years ago and a visit was made to all my properties and I was asked to make some repairs.  For obvious reasons the insurance companies are not ensuring that what they are insuring is being maintained properly.

For Philly, I don't think the sidewalks are bad at all.  But we live in a culture where people believe that the easiest way to heard a living or make extra money is to sue someone.  My sister is currently being sued because someone claimed they fell on her property.  Her sidewalk is in better shape than yours, no crack, no pushed up concrete...she has a small area at the curb that dips.  I think this is a sign of what is to come with all insurance carriers.

Good luck.

 Hi, what insurance company do you use? Or recommend? 

[Paulette Midgette]

I have found the best rate in Philly with Progressive.

[Patrick Shawn Faherty]

Thanks you. I ended up with USAA as I already have my personal home and cars with them. Rate seems to be ok and it was easy to get in place online and one f/u phone call.