Any Insurance agents who are familiar with rental properties?

Question

Any agents you would recommend in Indiana? I need to insure my first triplex and would appreciate any recommendations.

James Bausch · Answer

Hey Diego,

I'm a local RE Agent with a lot of good connections including insurance folks.   I'll PM you.

Christine Thilmony · Answer

Hi Diego,

Welcome to investing in Warsaw! Hope all goes well for you!

We use a local agent here in Warsaw. I can send you the information if you PM me...

John Warren · Answer

@Diego Lopez I have an agent that insures my 20 unit in South Bend. PM me and I can send you the info.

John Mocker · Answer

Diego,

Can't help with a referral but I suggest that you interview several and find out their experience in this space. I believe that you need to know what to ask for.  I can give you some general info on insuring a property:

Here are some things to look for from an Insurance prospective:

• Any in-ground tanks (active or inactive)
• Any Knob & Tube or Aluminum Wiring
• If built before 1978, does the building have Lead Safe certifications
• Any wood stoves or secondary heating units. If so, were permits pulled & were they installed by a professional
• Are any of the homes rented to students
• Is there a flat roof
• are there asbestos shingles

The Year that the following were updated (either partially or fully) would be good to know:

- Heating systems

- Roof

- Plumbing

- electrical

Some companies will not write properties with systems that have not been updated.

As long as you are living there, the proper policy for a 1-4 family is a "Homeowners" policy. If the property is solely tenant occupied you will be looking for a Dwelling/Fire Policy (may be called a Landlord policy or similar name) or a commercial policy such as a Businessowners or Package policy.

Most homeowers or dwelliing/fire policies include:

1. Dwelling (Building coverage)

The limit should be based on the Replacement Cost of the building (cost to rebuild with

the same kind and quality excluding the foundation)

2. Contents (Personal Property): most homeowners policies give a set % of the Building

limit for Contents. Dwelling/Fire policies requrie that you request a limit for conents.

3. Detached Structures: for other buildings on the property (ie. sheds & detached garages)

Again, there is normally an included limit of 10% of the building limit. That can be increased

if needed.

4. Loss of Use / Loss of Rents: Normally, there is a 20% included limit. Loss of use is for

your additional expenses if you can not live there due to a covered claim (ie. Fire). The

Loss of Rents is for the loss of Rental income if the tenants can not occupy the house

after a covered loss.

5. Personal Liability: For claims due to Bodily Injury or Property Damage that you become

Liable for and which is covered under the policy. Companies normally offer limits up to

$500,000 but some offer $1,000,000. Buy the max.

6. Medical Payments: Provides coverage for an injury suffered on the premises. Does not

require proof that you were at fault. Used to keep small loses into becoming lawsuits.

Normally offered up to $5,000 but check to see if higher limits are available.

7. Deductible: This is not a coverage but rather your portion of a claim. Most better policies

will not have a deductible for either the Liability or Medical payments coverage. It will

apply to the other 4 coverages. You can select the amount of the deductible, usually

ranges from $500 to $5,000. The higher the deductible the lower your overall premium

but get quotes on all the deductibles you are interested in. Sometimes the incremental

savings from $1,000 to $2,500 or from $2,500 to $5,000 are too small to make the higher

deductible worthwhile.

There are many endorsements that are available on the homeowners policy. Without

knowing the details I can not suggest which would be right to add on.

Several you should pay attention to are:

- Ordinance & Law: Provides additional building coverage to deal with rebuilding cost

Increases due to changes in Zoning or Building laws

- Personal Injury Liability: Libel, defamation of character, wrongful imprisonment, etc.

(normally recommended, especially if you are a landlord)

- Water Backup: For water damage due to the backup of Sewers or Drains.

- Personal Articles: Coverage for belongings that have a special or collectors value

such as Jewelery, Furs, Fine Arts, Collectibles, etc...

Your age should not be a factor on the pricing but, depending on the company these other factors may get you credits:

- Insurance Score (company pulls certain info out of your credit report)

It is not your credit score but generally better credit will result in a better score

- Time at your job

- Education level

- time at current residence

Good Luck

Diego Lopez · Answer

Great, thank you!

Any Insurance agents who are familiar with rental properties?

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