All Forum Posts by: Rod Hanks

Quote from @Johnny Dlcrz:

Any input on best insurance provider for a 2003 double wide on land it’s a rental ? 

Depends on State, but Foremost is my goto carrier for mobile homes.

Quote from @James Albrecht:

Thanks for all the responses. To clarify, the insurance co. already made a payment for the actual cash value for the damages indicating that the rest of the approved funds would be dispersed upon completion of the repairs. What I've been told is that code requires replacing the decking and underlayment when there are gaps in the wood planks as is common with older homes and that because it is a code issue and my policy has code upgrade coverage the policy should cover whatever is necessary to be code compliant.  

Now that changes things. Ordinance or Law Coverage is standard in most property policies so if that’s the case you have a great argument for full replacement. Maybe get the city to come inspect and red tag it as needing repaired and present to adjustor. Definitely get your agent involved.

Quote from @Chris Bergeron:

Hey All! I have 7 rental properties, all section 8. Overall my tenants are really great, but sometimes they tend to ask me to do things that I find a little unreasonable. Id there is a legitimate problem (such as the AC or hot water heater not working) I send a contractor immediately, but how do you handle when tenants ask you for things that are not really necessary?

For example, I have a tenant who wants me to build her fence higher because she is afraid of neighborhood kids jumping her fence and taking her stuff. There is nothing wrong with her current fence, it is a 6 foot privacy fence, she just wants a taller fence. How would yall handle this request?

Thanks!!

 Don’t entertain foolishness. No we are not replacing the fence or making it higher period. I had a tenant ask me to put a fence around the front yard to keep the kids off her yard. I told her if she paid for it I will get it installed. I sent a contractor to give her an estimate and haven’t heard anything on that since.

Quote from @James Albrecht:

The loss was damage to a roof from hail. The insurance co. only approved payment to repair two slopes with damage but the contractor states the whole roof needs to be replaced due to existing gaps in the wood planks requiring the installation of new decking and underpayment according to manufacturer specs. He competed an estimate explaining why this is needed, submitted requested photos, spec sheet, etc but the insurance co. is digging their heels in on only covering the partial replacement. I’m hoping to find a public adjuster or an appraiser who can assist with coming to an agreement on the payment dispute and looking for any advice anyone may have on how to go about finding someone or other insights on how to to handle this.

 So to be clear, there is hail damage on a potion of the roof only and the contractor says since the decking on the other half is separated or installed incorrectly the insurance co needs to pay to replace the entire roof instead of just the damage caused by the covered peril of hail.

If that’s the case you are out of luck. The insurance company is only obligated to pay for the damage that is specifically stated in the insurance policy. They call it named covered perils. In this case, hail. Deterioration like decking separating or faulty workmanship from the previous roof installed is specifically excluded in most insurance polices. Ask the insurance company or your agent for the language in your policy to explain why they are not replacing the entire roof due to separating decking and they will provide that specific exclusion.  On the other hand if the entire roof or more than 50% is hail damaged then they would total loss the entire roof and pay the cost to replace it instead of just the hail damaged portion.

But saying all that I would get another roof estimate to revaluate the roof for hail because it’s hard to imagine that hail would only damage a small portion of the roof and not affect the other portion. An independent adjustor would give you a unbiased second opinion on hail damage to the entire roof.

Good Luck and I hope it works out for you.

Quote from @James Albrecht:

Has anyone requested an appraisal to resolve an insurance payment dispute on a claim?  (IE: If your contractor's estimate to complete repairs far exceeds what the insurance adjuster approves and the insurer won't budge).  Looking to get insights from anyone who has gone through this process. My understanding is that one can invoke the appraisal clause by demanding one in writing and having a 3rd party adjuster or contractor evaluate and write a report.  The insurer does the same and then the two come to some sort of an agreement to settle the dispute or it goes to an arbiter who makes the final call, which is binding.  Does anyone have recommendations from personal experience of who to hire to do the appraisal?  

If you are not in agreement with the loss settlement offer, you would hire an independent adjustor and arbitrate 
or an attorney to litigate. Most insurance companies would send out a second adjustor for a second opinion in order to avoid litigation though. Are you just throwing out hypotheticals or is this a real situation you are dealing with? My answer may be different and more specific if you have a real situation you are dealing with. 

No the insurance company will not pay for the bill. However the water company will reduce the bill if you show proof repairs were made. City will know based on historical usage there was a leak, I’ve had that happen a couple times over the years. 

In Florida you won't find any company to insure it with a bad roof. Has to be replaced prior to closing and the seller should pay for it or offer a credit on the HUD.

Yes because most insurance polices have a vacancy clause that suspends coverage when property is vacant for 60 days.

Quote from @James Kim:

Hi,

Is landlord insurance always more expensive than homeowner insurance? 

I have a home in California and investment property in Dallas and I'm noticing this difference. Maybe its a state by state difference? But my insurance for investment property is more than my home in CA. Just curious is its normal that homeowners insurance is always cheaper than landlord insurance.

Thanks!

DFW has one of the highest property insurance rates in the country due to the hail storms. So not a fair comparison. 

You accepted the seller credit for the mold, the inspector said mold, you had it tested and still decided to proceed. If you didn’t know and seller didn’t disclose you may have a case, but……you knew and took money knowing it was there. Doesn’t seem like you have a chance in court but who knows. I’m sure some attorney would take your money and give it go.