Our homeowners insurance doubled this year. The cost is really impacting our ability to pay the premium. Every company we have talked to insist that we insure to replacement cost which of course drives the premium through the roof. They say that replacement cost of our home would be over 350,000. We live in a home that is 140 years old and I agree that there isn’t enough money to replace the character of this home. We live in the Midwest. We are not in a flood plain and have never turned in a claim in the 16 years we have lived on this property. My question is this. Can we legally insure this home for just the amount that we owe on it? Are there any companies out there that will do this?
I don’t mind paying a fair premium but I do mind paying for disasters across this country in which I had no control over.
engineer..I agree with you but right now we are forced to watch every expense since my husband’s job was outsourced. We are just trying to find a way to keep our property until he is employed again, short of putting it up for sale.
Many people experience what you’re experiencing.
Yes, there are companies out there that will insure your house for market value, or "flat rate". Can you do it legally? You’ll have to check your mortgage documents, to see if they require you to insure for full replacement cost.
Keep in mind, a "market value" policy is much more expensive than a replacement value policy, and at the time of the claim, you get "it works" not "what it used to be like". That means you get peel & stick vinyl instead of tile or linolium, no wood trim, paint instead of paper, drywall instead of plaster, and NO MATCHING.
For a flat policy, the rate is through the roof. When you have a partial loss, they’ll pay up to the policy face value. (Most losses are partial losses – heck, most losses are under $60,000, so that first $60,000 of coverage costs the most.)You have to get this coverage through someplace like Lloyds of London – and again, you don’t get valued on REPLACEMENT, but IT WORKS.
For pricing examples: OK the market value of your house might be $200,000. Replacement cost is $350,000, and your mortgage balance $100,000.
Your replacement value policy probably runs around $1300. A market value policy would cost you about $2700, and a flat policy for $100,000 maybe $4,000. Oh, and the flat policy isn’t going to cover as many causes of loss, either.
A state farm, allstate, or farmers agent is NOT going to be able to give you the "alternative" policy types. You’ll have to go to an independent agent.
When someone comes to me, asking for quotes for something like this, I charge them $100 brokers fee, to be applied against the cost of the policy if they end up buying it from me. This covers the time it takes me to do the quotes. Because it’s NEVER cheaper, and it’s NEVER even close to the same premium, the coverage is worse, it’s not in their best interest to switch to a company NOT regulated by the state insurance department, and when people talk about wanting to lower their insurance limit, what they REALLY mean, is they want to lower their insurance COST. I’ve never sold one of the "alternative" policies I’ve quoted, except when no company was willing to give a replacement cost policy.
So, if you really want to lower your insurance cost . .. take a $5,000 deductible on your homeowners policy. It should give you a credit of about 35%, if you’ve currently got a $250 deductible.