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All Forum Posts by: Rod Hanks

Rod Hanks has started 8 posts and replied 564 times.

Post: NRIG Insurance Pro's or Con's

Rod Hanks
Insurance
Pro Member
Posted
  • Insurance Agent
  • Dallas, TX
  • Posts 583
  • Votes 366
Quote from @John Lupo:

Hi Biggerpockets Community

     I was wondering if anybody  has used or is using NRIG for their multi family properties, I received a very low quote that seems to good to be true, I have a fully paid for property in Los Angeles Calif, and came across NRIG from the recommended vendors list here on Biggerpockets, I am doing some due diligence and found some old posts, but I am not getting a warm fuzzy feeling about them if anyone has some current experience with them I would love to hear from you or if you could recommend a good agent that would be great.

Thanks


m

 It might be best to get with an independent agent. We use Guard for multi family properties, they are very competitive in CA and the coverage is very comprehensive.

Post: Previous owner was taking money under the table with section 8

Rod Hanks
Insurance
Pro Member
Posted
  • Insurance Agent
  • Dallas, TX
  • Posts 583
  • Votes 366
Quote from @Ryan Cleary:

Thank you for everyone’s reply.  By no means do I want to ruin this tenants livelihood.  She has been honest this entire time but I supposed delaying the inevitable of me finding out.

From her words, she was scared and wanted to find a safe place to live and had to take what the landlord was demanding.  She also mentioned that he charged her $500 since it was taking him so long to fill out paperwork since he has never done it.

My main question is what to do with this seller.  This is textbook fraud, I would prefer not to hire a lawyer but by no means can he get away with this


 I’m assuming that you already bought the place and now are finding out the lease was a fake. As far what you can do with seller is sue him for misrepresentation, but what will that get you??? You can report him to Section 8 and that will get him kicked out as a landlord but I doubt they will prosecute. They will probably kick the tenant off the program also but she has a good excuse and they may not. It’s a sticky situation but me personally I wouldn’t spend an ounce of brain power on trying to get him back I would just go buy some more properties and verify leases next time if the purchase is based on rental income.

Post: Buying a section 8 house

Rod Hanks
Insurance
Pro Member
Posted
  • Insurance Agent
  • Dallas, TX
  • Posts 583
  • Votes 366
Quote from @Kyle Wainwright:

If I buy a current section 8 property does it legally have to stay section 8 housing?  What is the process to get out of this once purchased?

Thanks!


 Just like any other lease. If they are month to month send a 30 day notice of non renewal. 

Post: Contractor advice needed in Dallas, TX

Rod Hanks
Insurance
Pro Member
Posted
  • Insurance Agent
  • Dallas, TX
  • Posts 583
  • Votes 366

Welcome to Texas where anyone with a hammer and truck can be a contractor. Go with a trusted referral and check his current projects and references. The vast majority of contractors I deal with do not have insurance. 

Post: Property Managment contract question

Rod Hanks
Insurance
Pro Member
Posted
  • Insurance Agent
  • Dallas, TX
  • Posts 583
  • Votes 366

I always recommend 1 million but 500k is probably sufficient. At any rate if there management guideline is 1 million then go with if you want to use them.

BTW, The difference between 500 and 1 mil is probably $10 a year. 

Post: Sweet 80 year old tenant can’t afford rent

Rod Hanks
Insurance
Pro Member
Posted
  • Insurance Agent
  • Dallas, TX
  • Posts 583
  • Votes 366
Quote from @Nathan Gesner:

This is pretty common and the real shame is the lack of family members willing to care for their own. I hate being the bad guy, but it's not my responsibility to care for all the tenants in the world. I would be generous and give her up to six months to find a low-income housing solution or something.

This is business and not a charity. You have a tough choice to make 1. Raise the rent to market 2. Accept what she’s been paying and slowly bleed to death.

Post: Allow renters to have trampolines

Rod Hanks
Insurance
Pro Member
Posted
  • Insurance Agent
  • Dallas, TX
  • Posts 583
  • Votes 366

Nope, I wouldn’t. Insurance won’t allow it unless it has a safety net around it. But the ones I see rarely do and the insurance co will non renew when they inspect. 

Post: AIRBNB Homeowners Insurance

Rod Hanks
Insurance
Pro Member
Posted
  • Insurance Agent
  • Dallas, TX
  • Posts 583
  • Votes 366

We put a lot of our STR clients with Travelers they have been very competitive lately.

Post: Need an Attorney to Look Over Insurance Policy & Claim Questions

Rod Hanks
Insurance
Pro Member
Posted
  • Insurance Agent
  • Dallas, TX
  • Posts 583
  • Votes 366
Quote from @Margaret Feit:

Thank you so much! I did actually get an email back from the adjuster today stating that this POL does not limit our ability to obtain additional payouts. He referred me to the following text on the POL: "Nothing has been done by or with the privity or consent of the insured or this affiant, to violate the conditions of the policy, or render it void."

The other relevant statements on the POL are:

"The total amount of insurance upon the property described by this policy was, at the time of the loss $PER SCHEDULE as more particularly specified in the apportionment attached, besides which there was no policy or other contract of insurance, written or oral, valid or invalid." 

"The actual cash value of said property at the time of the loss was $DWELLING COVERAGE POLICY LIMIT"

"The whole loss and damage of covered claim is [left blank]"

"The amount claimed under the above numbered policy is $[Here there is an actual dollar amount, which is equal to our dwelling coverage amount]"

I, of course, do not have whatever schedule or attachments are apparently being submitted with this form, but I assume it is the policy itself. With this verbiage, is there any reason I should be concerned about the ability to collect personal property or loss of income? Or is there any reason to be concerned about being able to claim, as my policy allows, an additional percentage of dwelling coverage if the cost to rebuild exceeds the dwelling coverage amount?

Have a discussion with your insurance agent who can guide you through the claim and help you understand what’s covered and at what amounts in your policy. The proof of loss form only provides the insurance company with the details of the loss and how it happened. 

Post: Rental property insurance

Rod Hanks
Insurance
Pro Member
Posted
  • Insurance Agent
  • Dallas, TX
  • Posts 583
  • Votes 366
Quote from @Jeff Cua:

Hi all,


I was wonder if anyone had any good recommendations for home insurance for my first out of state property located in Saint Petersburgs(disston heights/no flood, single family) what type should I be looking for? It’s  foreign to me with DP3 and RCV. Any investors in this area have any advice? How do you set yours up? Thanks 


 Definitely full replacement cost with at least 1 million liability and loss of rents coverage. Let me know if I can help.