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Updated over 14 years ago,

Account Closed
  • Full-Time Investor
  • Charlotte, NC
1,562
Votes |
2,280
Posts

insurance on a contract for deed

Account Closed
  • Full-Time Investor
  • Charlotte, NC
Posted

what are you guys doing for home insurance on a contract for deed? currently, i've been holding the insurance, and my buyers get renter's insurance and pay for my policy through a 3rd party escrow service...currently looking for better suggestions...any insurance companies that will allow a contract for deed buyer to purcahse a policy to cover the house, insuring my bank first, me second, and the buyers 3rd??

Account Closed
  • Full-Time Investor
  • Charlotte, NC
1,562
Votes |
2,280
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Account Closed
  • Full-Time Investor
  • Charlotte, NC
Replied

68 views...nobody???

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65
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15
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Dustin Gott
  • Involved In Real Estate
  • St. Paul, MN
15
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65
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Dustin Gott
  • Involved In Real Estate
  • St. Paul, MN
Replied

We require the "homeowners" get their own full insurance. We have in our contract stipulating that within 7 days proof of insurance be given.

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Account Closed
  • Full-Time Investor
  • Charlotte, NC
1,562
Votes |
2,280
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Account Closed
  • Full-Time Investor
  • Charlotte, NC
Replied

just to be clear, this is on a contract for deed, where you have an existing loan withthe bank in place? so basically the new 'homeowners' must get insurance to cover the bank 1st, you 2nd, and them 3rd?? correct? what company are you using as all insurance companies have looked at me like i'm crazy and said they can't do that.

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65
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15
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Dustin Gott
  • Involved In Real Estate
  • St. Paul, MN
15
Votes |
65
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Dustin Gott
  • Involved In Real Estate
  • St. Paul, MN
Replied

Sorry not to be more clear. We own the property free and clear. There is no bank to worry about on our end. Not sure how to go about dealing with it with a bank involved.

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Bill Gulley#3 Guru, Book, & Course Reviews Contributor
  • Investor, Entrepreneur, Educator
  • Springfield, MO
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Bill Gulley#3 Guru, Book, & Course Reviews Contributor
  • Investor, Entrepreneur, Educator
  • Springfield, MO
Replied

I assume you did not inform the bank about the CFD. What you are doing makes it more expensive for your buyer. There are several ways to take care of this.

1. You have a landlord policy with contents as if it was a furnished unit, not really the best, but can work.

2. Have the buyer insure it. An insurance company should provide coverage based on the basic legal requirement of what is called "insurable interest" hit that one with the insurance agent. You buyer has an insurable interest in the property based on the equitable interest obtained. This is the best way, but you bank will be notified.

3. Another way is for you to insure it and add the buyer as an additional insured. That means you and the buyer are the owners of the policy and again, the bank gets a new policy with a new name.

4. Another way is to add the buyer as a lien holder behind the bank. This needs to be addressed in your CFD with the equity established being consider a valid lien on the property in the event of an insured loss. The bank will likely see this as a second mortgage being placed on the property. In the event of a loss the CFD may need to be filed.

IMO, number 2 is the best way and add yourself as an additional insured/lien holder.

You need to look into what is customary in your area. CFDs have been done for decades and insured. Issues have likely been to court in your area involving insurance claims and the acceptable way to accomplish this has probably been established locally....follow that method! Good luck, Bill

Account Closed
  • Full-Time Investor
  • Charlotte, NC
1,562
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Account Closed
  • Full-Time Investor
  • Charlotte, NC
Replied

dustin, thanks for trying, but in this case the bank needs to be insured...

bill, in my case, the bank does know what i'm doing....i like the idea of 2 as well...unfortunately, my attorney already drafted up the documents and we went with door #4....now they're calling my insurance agent every day and scaring my insurance agents...my attorney said i had to add them as an additional mortgagee, but the insurance doesn't like that the mortgagee lives in the house...wtf...so they want to drop the insurance..my attorney of course has been useless now and says to find another insurance company, however i don't want to scramble around for the next few years everytime an insurance company gets spooked..so to recap, yes my bank is aware, and theya re fine with it..it's the insurance companies that aren't getting it..mayb ei'll just call up a few and ask about different situations...thanks for the ideas