Insurance coverage on Annual Leases renewing to month-to-month

[David V.]

I recently had a conversation with my Insurance provider (AMICA) for the past 4 years on my umbrella policy.  As we chatted she asked me questions about my existing portfolio f 5 rental properties.  She asked if they are under an annual lease.  I said all were under one year leases in the beginning but some have since been renewed as month-to-month.  She said that AMICA does not insure for any leases for less than a year and that my coverage would be canceled when they come up for renewal next Spring.   I was surprised to hear this since I have owned multiple properties for over 15 years and this was the first time I heard this.  Also, I would suspect that most landlords would be in a similar situation.  I checked my policies and could not find any language within them relating to lease terms.  So now I am wondering did i speak with an uninformed agent or is this common practice in the industry?   Is this likely just specific AMICA policies or do most of the insurance companies require an annual lease ALL THE TIME.  It seems odd that an insurance company would cancel coverage when annual leases renew to month-to-month.  I would greatly appreciate any feedback from the BP community on this.  Regards. Dave

[Cory J Thornton]

@David V. - This is the first time I have heard about this requirement as well. I would ask the agent to send the supporting documentation. At the end of the day, I always try to find professionals who are real estate investors or specialize in working with RE investors, then let them advice me as an attorney/insurance provider/CPA... who also invests in RE. 

If there is a loophole to deny a claim, insurance companies will leverage that loophole. I would be sure to close the loop hole with 12 month leases or shift to a carrier that doesn't mind month to month. 

Also, I noted that your profile has you in VA and you are posting in the Raleigh forum. Rents in Raleigh have gone up significantly in the last few years. If you have properties on month to month leases, then you have have an opportunity to renew on a 12 month and get a market adjustment rent increase.

Best of luck on your learning/investing journey.