Reconstruction Cost Versus Market Value

When buying homeowners insurance, it's important to make sure you get the correct type and amount of coverage.  While it's not especially common for people to have too much homeowners protection, it's not uncommon at all for them to be underinsured.  In fact, according to current statistics, nearly two out of every three homeowners in America (59%) have homes that are underinsured.  It's been found that the average homeowner today only has enough insurance coverage to pay for 78% of the replacement or reconstruction cost of their home if it was to be destroyed by a covered loss such as a house fire.

Reconstruction Cost Versus Market Value

You may be surprised, as many are, that your homeowners insurance protects your home for a greater amount than you thought the property was worth (market value).  If so, you likely have a more realistic amount of protection than those homeowners who are underinsured, as most are.

"A more realistic amount of protection" means enough coverage to rebuild your home to like or original standards at today's costs for labor and materials within your particular geographical area.  This amount represents the actual reconstruction cost.

Unfortunately, most US homes are insured based on a property's market value rather than their cost of reconstruction.  With today's increasing prices for building materials and labor, it's continually becoming more expensive to rebuild a home than it initially cost.  You also have to factor in changes in building codes that require costly upgrades.

Why Underinsuring is so Common

One major concern with homeowners insurance coverage is that policyholders don't periodically update or increase the coverage on their homes.  Whenever remodeling or home improvements are done to your home, you should call up your agent and revisit your policy's coverage. 

Just the fact that building materials and labor costs continue to increase year over year, that annual or semi-annual update to your homeowners policy becomes imperative to ensure you maintain appropriate coverage on your home in advance of any catastrophe.

Additional (Optional) Coverage

When going over your policy specifics during your annual update, you may want to investigate these additional coverages to bring your policy in line with your reconstruction needs:

• Replacement cost coverage
• Building code/ordinance coverage
• Automatic inflation guard
• Extended replacement cost coverage
• Additional living expense coverage

Most policy holders surveyed report that they have not added or are not sure if they've added these important protections.

Does Homeowners Insurance Cover Debris Removal?

Your Greensboro homeowners insurance policy is designed to protect your financial interests in the event your home is damaged or destroyed by a peril covered in your policy.  This includes such events as fires, wind storms, lightning strikes, hurricanes and much more.  The purpose of the policy is to help fix the damage done to your home or to rebuild the home if it's been destroyed.  The house should be brought back to the condition it was in before the damaging event occurred, within your specific policy dollar limits.  

Debris Left Behind

Certain events that may happen to your home that cause you to file a claim against your homeowners insurance policy may also leave behind debris.  This debris must be cleared away in an effort to get your home back to the condition it was in before the damage event occurred.

An example is a wind storm that topples a tree in your yard that ends up going through your home's roof.  Coverage A (dwelling) benefits in your policy will be the part responsible for paying toward the repair of your home, but the tree debris left behind in your yard may be considered for payment benefits in one of several ways.  Most homeowners insurance policies make some provision for debris removal, but dollar limits may vary depending on your particular insurance company and your policy.  Here are some examples:

• Some homeowners insurance policies contain what's called a "Debris Removal Clause."  This is a special provision in a homeowners insurance policy that allows for debris removal from your property that's the by-product of a loss covered by the policy.  Often this coverage will be limited to an amount equaling a percentage of your full policy value, such as 5% or 10%.  Check your policy wording for specifics.  
• Some policies provide for debris removal based on a fixed dollar amount.  The debris must have been created by a loss covered by the policy.
• Debris removal is often covered in a section of your policy called "additional coverages."  See page 14 of this N.C. Consumer's Guide to Homeowner's Insurance.  You'll also see that this section provides up to $500 for the removal of a tree that's felled in a covered peril if the felled tree damages an insured structure, blocks your home's driveway or exit/entryway of the home designed for handicapped persons.  Pose any questions to your agent. 

7 Factors That Affect the Cost of Home Insurance

 

Homeowners insurance underwriters have a long list of factors to consider when writing a home insurance policy, all of which go into a formula for determining policy premium costs.  Two of the major factors determining the cost of your home insurance includes the geographic location of your home and how much it would cost to rebuild your home in the event that it's totally destroyed by a covered peril such as an all consuming house fire.

Here is a list of factors that affect the cost of your home insurance:

1.  Location, location, location.  Where your home is located is one of the primary determinants affecting your home insurance premium costs.  In states like Florida or Louisiana, where natural disasters are prevalent, premium costs may be as much as three times as expensive as costs in areas statistically safer from natural disasters such as Oregon or Utah.  Home insurance in North Carolina is the 30th least expensive of the 50 U.S. states.  Other location factors show policies are typically more expensive in urban rather than rural areas and in locations with statistically higher crime rates.
2. Home value and rebuilding costs.  Coverage for repairing or rebuilding your home is a major factor in the price of your home insurance.  Higher priced homes cost more to insure because they generally cost more to repair or rebuild.  These repair/rebuild costs will depend on the size of your home and local construction prices.
3. You'll pay more for more coverage.  Higher levels of coverage bring higher policy premiums.  The value of your personal possessions may be higher than standard policy limits and you may want to raise your limits, making your coverage more expensive.  Liability protection on your policy may be limited to $100K, but experts agree you may want to increase this limit to cover the total amount of your assets.  Consider an umbrella policy for extra protection.  This will add to the cost of your coverage.
4. Age and Condition.  An older home may be more expensive to insure.  Outdated electrical, plumbing and heating/cooling systems may be seen as higher risks by insurers.
5. Your credit history.  Many insurers use your credit history data when underwriting your policy.  Poor credit may mean higher insurance costs.
6. Deductible Amount.  Choosing a higher deductible amount should translate to a lower premium amount.
7. Ask about any discounts available from your insurer such as a bundling discount.  Other discounts may also be available.

Can You Ever Have Too Much Insurance?

 

If you've ever caught yourself thinking "I'm insurance poor," it's likely because you've been adding up all those policies you've managed to collect and all those premiums you continue to pay.  If you're like most people, you have life insurance, car insurance, health insurance, homeowners or renters insurance and maybe more.  The question is, can you ever have too much insurance?

Vehicle Insurance

In the state of North Carolina, anyone driving a vehicle on public roads is required by law to have at least a minimum amount of liability insurance.  This is third-party liability coverage to help pay for financial losses suffered by others in an accident you cause.  Losses may be the result of property damage, bodily injury or death.  In NC, the minimum liability coverage required is:

• $30,000 per person per accident bodily injury
• $60,000 per accident bodily injury coverage for all persons
• $25,000 per accident property damage

How Much is Enough

Many experts recommend you increase your liability limits three to five times the minimums (or more).  The amount you carry should depend upon the number of assets you stand to lose if sued for liability.  Even more protection is available through the purchase of a high-value umbrella policy.  This is a relatively inexpensive way to significantly increase your asset protection.

Other car insurance options should depend on the value/condition of the insured vehicle.  If you're driving an older, beater car that you could easily replace, carrying collision and comprehensive coverage on it probably doesn't make sense.  The money you're spending on these coverages might be better applied to medical payments or uninsured driver's coverage.

Life Insurance

You buy life insurance to keep your dependents financially secure in case you die unexpectedly.  The death benefit should cover: 

• Your income
• Major debts
• Funeral expenses
• Future obligations such as your children's education

As you age, however, you likely don't need the coverage you once needed.  Your home mortgage may be paid off, the kids are grown and off on their own and your debts are what they once were.  In this case, you can lower your coverage to a more appropriate amount. 

Homeowners Insurance 

Your homeowners coverage should be enough to rebuild your home and replace your property should the home be totally destroyed.  This doesn't mean covering the market value of the home or the value of the land.  Umbrella coverage can extend your homeowners liability limit.

What Not to Expect From Homeowner's Insurance

 

While each homeowner's insurance policy out there may be slightly different than the next, there are certain factors that are common to most. The only way to know exactly what your policy covers and doesn't cover is to read it from top to bottom.

If you're unclear about any parts of the policy, get together with your agent or broker and get a clear explanation. Don't forget the fine print. It may not seem to be the most interesting reading, but it's important to completely understand what your homeowner's policy covers before you suffer a loss and find out your claim is denied because you weren't covered for that particular peril.

What's Not Covered By Homeowner's Insurance

Two major perils not covered by standard homeowner's insurance include floods and earthquakes:

Floods may be caused by water coming into your home from and outside source. This can include natural sources such as a rising stream or rivers or torrential rains causing flashing floods. Man-made flooding may be caused by sewer backups or a burst dam. None of these would be covered by a standard homeowner's insurance policy.

Earthquakes or other land movements such as sinkholes are also typically not covered by standard homeowner's insurance. To be covered by these disasters your must take out additional insurance specific to earthquakes or sinkholes or, if your insurance company makes it available, get a rider to your homeowner's insurance coverage.


Most flood insurance is purchased from the National Flood Insurance Program (NFIP), which is a U.S. federal government program overseen by the Federal Emergency Management Agency (FEMA). It's available through most major insurers.

Garage Fires

If your home is consumed by fire and burns to the ground, don't expect your homeowner's insurance to pay for repairing or replacing your car that was parked in the garage. Most standard homeowner's insurance policies exclude coverage for motor vehicles such as cars, motorcycles or boats. An exception may be made for things like lawn mowers or snow blowers. As always, read the fine print. Talk to your agent if you're unclear about what exactly is covered. Bundling your vehicle and home insurance with the same company can help simplify this kind of claim.

Just as every homeowner's insurance policy may be slightly different than the next, most policies can also be custom-written to cover what you want, as long as you're willing to pay the premium charged.

What Is a Lienholder?

 

While some car buyers are able to pay cash for their automobiles, many others take out a car loan in order to purchase the vehicle they want. If you borrow money for this purpose, whether from a bank, a credit union, a car dealership or even a private party, the lender will hold a legal claim on the vehicle. This claim is known as a lien.

The lender, known as a lienholder, will have a legal interest in your vehicle until such time as the loan is completely paid off. Having this legal interest in your property, your lienholder has certain rights and may require you to fulfill certain obligations. These include having the lienholder named as co-owner on your title and on your insurance documents. They may also require you to carry a certain type and amount of car insurance on your vehicle.

Your Home Mortgage is a Lien

If you are buying your house with the aid of a mortgage loan provided by a financial institution, the company that provided the purchase funds automatically became a lienholder for your home. They have a legal claim on your property and will require that you have an appropriate amount of homeowner's insurance in force. This is to protect their financial interests in the event that your home becomes damaged or destroyed by some unforeseen event.

Certain debts owed in conjunction with your home may also become liens. These may include:

• Overdue taxes
• Unpaid construction costs
• Judgements
• Unpaid and overdue association fees

In actuality any property that you own that was bought with money from a loan can have a lien put against it until the loan is paid off. If the loan payments are not made as agreed on, the lienholder may have the legal right to repossess the property that has gone into default.

What a Lienholder Requires

Getting back to your vehicle purchase with borrowed money, whatever financial institution lent you the money to buy the car is the lienholder and will require some certainty that they have financial security regarding the transaction. While the State of NC requires all drivers carry a minimum amount of liability insurance in case they cause injury or property damage while driving, your lender will likely require you carry collision coverage, in case you're in a collision accident, and comprehensive coverage, for non-collision losses such as fire, theft, vandalism, extreme weather, etc.

What Is Landlord Insurance?

 

Landlord insurance is homeowner's insurance designed to protect homes not occupied by the owner. If you own a house, apartment or condo that's used as a tenant rental, landlord insurance is what you need to protect yourself from the dwelling being the cause of your suffering financial loss from a number of risks. These risks, known a “perils” in the insurance industry, are similar to those contained in a standard homeowner's insurance policy, although the landlord policy is typically smaller in the depth and breadth of its protection.

Differences Between Homeowner's Insurance and Landlord Insurance

While it's possible to buy landlord insurance for your owner-occupied home, it wouldn't be wise since the coverage is lesser in scope and yet likely more expensive in cost. On the other hand, typical homeowner's coverage being carried on a rental property is a definite no-no, since any loss occurring on the property won't be covered and any claim will be denied.

There are three types of landlord insurance policies: DP-1, DP-2 and DP-3. Each contains dwelling protection and liability protection. They may also contain loss of use protection. Additional optional coverage is also available. Here's a brief rundown:

• DP-1 – This is the most basic and lowest-cost landlord insurance. It's a “named perils” policy, meaning that only perils specifically listed (or named) in the policy are covered. Most DP-1 policies are actual cash value (ACV) policies, which means any claims payments for covered property losses may include a calculated amount subtracted for depreciation.
• DP-2 – Also known as Dwelling Fire Form 2, DP-2 is average protection for a rental home and considered adequate for most rental properties. It is also a “named perils” policy, typically covering 18 listed perils similar to those found in the popular homeowner's HO3 policy. Unlike the DP-1 policy, the DP-2 is a Replacement Cost Policy as opposed to Actual Cash Value coverage. This means that depreciation is not factored in when a claims payment is made, thereby providing much more comprehensive coverage. Most DP-2 policies include Loss of Rents coverage, which pays you rent if your tenants are forced to move out while repairs are made to a property damaged by one of the policy's covered perils.
• DP-3 – The best rental property insurance, DP-3 is “All Risk,” meaning all perils except those specifically excluded are covered. This is Replacement Cost insurance and also includes Loss of Rents coverage.

What Is an Insurance Clue Report?

Buying a home involves lots of steps, starting with looking for and finding the place you want and going on through getting financing and insurance and finally moving in. This is a process where you don't want to have to deal with surprises, but there's always the question of a home's true history. Knowing what's happened to your proposed future home in the past can be a big help when deciding whether or not this is an investment you want to make. It's also useful to the insurer who'll be writing a policy for the home when it comes to their underwriting process.

Insurance CLUE Report

While it's definitely to your advantage to have a property inspection conducted before making the final decision to buy a particular property, you'll also want to take a look at the most recent CLUE (Comprehensive Loss Underwriting Exchange) Report. You can bet your insurer will be looking at this report when underwriting your policy and determining the amount of premium you'll be charged. It just makes sense to know about the home you're considering before you give the final approval.

What is an Insurance CLUE Report?

An Insurance CLUE Report, also known as a loss history report, is a free tool you can use to find out if there have been any insurance losses filed on a particular property. Most home insurance companies are contributors to a claims history database known as CLUE, the Comprehensive Loss Underwriting Exchange, monitored by LexisNexis, a research company. Insurers also often use these reports when underwriting a new homeowner's policy to help in setting premium rates. Accessing CLUE Report information will enable you to learn what insurance claims were filed for a particular home during the past five years. This can tell you if losses were suffered from a fire, a storm, vandalism, or any of the other perils for which homeowner's insurance provides coverage.

Who Can Get a CLUE Report

Homeowners are eligible to receive one CLUE Report per year. If you're buying a home and want to see the report, you'll have to request that the homeowner get one and show it to you. Reports contain:

• Name of insurer
• Date and type of any losses within five years
• Status of claim and, if approved, amount of payout
• Policy and claim numbers

A blank report means no losses were claimed or the insurer isn't a CLUE participant.

Can You Dispute a Home Insurance Claim Settlement?

Your homeowner's insurance coverage helps protect you from financial loss should your house become damaged or destroyed as the result of numerous perils. The perils in a standard policy typically number about seventeen. These extend from something that may be minor, such as vandalism, to something that is catastrophic, such as a house fire that totally destroys your home and all your belongings within the home.

There's much more contained in your homeowner's policy than just structure and personal possessions coverage, including liability should someone get injured while on your property or in your home and later bring a lawsuit against you for damages.

Filing a Homeowner's Insurance Policy Claim

When something happens, you file a claim with your insurance company and await getting reimbursed within the limits and provisions of your policy. But what if the claim you submitted isn't settled to your satisfaction or gets denied completely? Unfortunately, this is not an uncommon occurrence and can be incredibly frustrating. There are a number of reasons an insurance company may deny a claim you've filed and that you think should be covered. Some of those reasons include:

• The damage you've reported isn't covered in your policy
• The damage you're claiming wasn't correctly reported
• The replacement cost of the damage you're reporting is less than the amount of your deductible

Disputing a Home Insurance Claim Settlement

If you believe your claim was unjustly denied or the payout amount was less than you should have received, you can dispute these results. While you may choose to hire legal assistance, this may be expensive. Many will choose to dispute a Home Insurance Claim Settlement on their own. Here are the steps to take:

1. Read and understand your coverage. You may have filed a claim for something you thought was covered but wasn't.
2. If your claim is denied, review the insurer's documentation explaining their disapproval. Contact your agent if you have questions. Assemble any documents proving why you're entitled to your claim.
3. Send a letter to the insurer's claims adjuster explaining your position. Include any evidence you have to show the claim was improperly handled. Request the adjuster review the claim and respond within a stated time frame. Send a courtesy copy to the adjuster's superior.
4. Request the insurer send a second adjuster to conduct a second inspection.
5. If the insurer won't change their position, file a formal complaint with your State Insurance Department.

What Does Other Structures Insurance Cover?

A typical homeowner's insurance policy provides four important types of coverage:

1. Coverage to repair or replace the structure of your home, should it become damaged or destroyed as a result of suffering from any of the variety of perils detailed in your policy. This includes things such as fire or smoke, hail, lightning, hurricanes, falling objects, theft, vandalism and more. Most homeowner's policies also include other structures insurance, which protects separate structures on your property for the same perils applicable to the coverage for your home's main structure.
2. Coverage to repair or replace your personal property if it becomes lost, damaged or destroyed by any of the same perils covered in your policy. This includes personal items in your home such as furniture, clothing, appliances, sports equipment, etc. Coverage is usually capped at around 50%-70% of the amount placed on the structure of your home. Your personal property is covered whether it's in your home or somewhere else, basically anywhere in the world. This “outside your home” coverage is typically capped at about 10% of the coverage you have for your personal possessions. You also have coverage for shrubs, plants and trees on your property, usually capped at about $500 per item or $1,000 on an HE-7.*might even put in a link to our HE-& comparison page
3. Liability coverage that protects you against lawsuits relating to alleged damages to have been caused to others or their property. This coverage will pay for your court defense and any court awards up to the limit stated in your policy.
4. Additional living expenses coverage pays your living expenses (hotel bills, meals and other costs) if you're forced to live away from home due to damage caused by a covered peril.

Other Structures Insurance

Typical homeowner's policies include something called other structures insurance, sometimes referred to as Coverage B in your policy. This provides coverage for the same perils for which your home is covered and is applied to separate structures such as:

• Detached garages
• Sheds
• Gazebos
• In-ground swimming pools
• Fences
• 
  

You'll find other structures coverage often limited to a percentage of your home's structure coverage. According to the III (Insurance Information Institute) this is typically 10%.

Personal property found in any of these other structures, such as a detached garage or tool shed, are dealt with separately from your other structures insurance coverage, under the personal possessions portion of your policy. Get with your agent or broker if you're unclear of your policy's provisions.

Homeowner's Insurance: Spoiled Food After an Outage

The most popular type of homeowner's insurance sold in North Carolina to owners of single occupancy dwellings is what's called an HO3 Special Form Policy. This is the one that most people choose to satisfy the requirements of their mortgage holders. This type of policy is known as a hybrid since it provides “open perils” coverage for your dwelling but only “named perils” coverage for your personal belongings. It's not the most comprehensive homeowner's insurance policy available but represents the most economical way of complying with the insurance requirements of most mortgage lenders. An HO3 Special Form Policy can also be broadened in its coverage by the addition of special endorsements or riders if more coverage or higher limits are desired.

Sixteen Named Perils

The open perils coverage your HO3 Special Form Policy includes for your dwelling provides that all perils are covered except those specifically excluded in the exclusions portion of the policy. There may be dozens of exclusions, but since each individual homeowner's insurance policy may be unique, the only way to be sure of what's not covered in your insurance contract is to read and understand it. Almost all HO3 policies will have some typical exclusions, however, including floods, earthquakes, war, neglect, wear and tear and power failures, but there may be many more as well.

The named perils section that applies to your personal possessions will consist of a list of perils for which you're covered. In a standard policy, this list typically contains 16 perils such as fire or lightning, windstorm or hail, freezing, falling objects, vandalism, explosion and more. You'll notice that power outages and the spoiled food that may result from them aren't listed as named perils. This would seem to answer the question of whether spoiled food after a power outage is covered by your homeowners insurance. The fact is, though: like many questions related to home insurance, the answer is, “it depends.”

When Spoiled Food May Be Covered

In general, your insurance may cover the cost of spoiled food from a power outage (often limited to $250-$500) if the cause of the outage is a covered peril. For example, if the cause is a fallen tree in a windstorm or a lightning strike, it's likely covered, but not if the outage is caused by flooding or an earthquake. Your deductible applies, meaning the filing of a claim may not make sense.

 

Does Homeowner's Insurance Cover Water Lines?

Your Greensboro homeowners insurance policy is designed to cover a great number of perils, however, it may also not cover some things that you assumed it might. Coverage of damaged water lines is something that may or may not be covered, depending on certain conditions. These conditions can best be understood by carefully reading your policy and, if you're unclear about anything you read, getting together with your insurance agent or broker for a detailed explanation.

Sudden and Unexpected

One important phrase that likely applies as a condition in your Greensboro homeowners insurance coverage is “sudden and unexpected.” As a condition to any acceptable insurance claim, the event causing the damage must first be determined by your insurer to be both unexpected and sudden. This may include water damage resulting from a burst water pipe or a ruptured water heater, but with certain exceptions. Here are some examples of home water damage that are probably not covered by a standard homeowners insurance policy:

• A leak that's the result of wear and tear or old age
• A leak that's the result of lack of maintenance, such as one that started out slowly but was allowed to progress unattended
• Water damage that could have been prevented, such as frozen pipes that burst inside your home because the heat was turned off during cold weather while you were away
• A flooded or backed up sewage system is typically not covered
• Water damage or water line damage caused by ground water or flooding is typically not covered by your standard Greensboro homeowners insurance policy, although specialized flood insurance may be purchased separately

Two Types of Coverage in Your Policy

Sudden and unexpected damage caused by a burst water line or pipe within your home will likely be covered by your insurance policy and the claim may fall under two different sections of your coverage. If a wall, floor, ceiling or any other part of your home's structure is damaged and requires repair, your dwelling coverage will likely help pay for the needed repairs.

If you have personal property that becomes damaged as a result of a water event that's deemed a covered peril, it will be the personal property coverage in your policy that will help repair or replace the damaged items. This could be a computer or electronic sound system, furniture, clothing or other items susceptible to being damaged or destroyed by water.

Clean Your Dryer Vent to Prevent a Fire

Few people may understand the fire danger posed by clothes dryers when they're not properly maintained. According to the U.S. Consumer Product Safety Commission, however, an estimated 15,500 dryer fires occur in the U.S. each year, causing injuries, deaths and a financial cost of almost one hundred million dollars per year. In addition, improperly vented dryers have been blamed for causing hundreds of cases of carbon monoxide poisoning. Most all of this can be narrowed down to one problem – dryer lint buildup. The solution is simple – regular cleaning of your dryer vent system.

The Danger of Lint

Lint, which is composed of broken fibers from materials being dried in your clothes dryer, is highly combustible and will readily burn when exposed to an ignition source. Clothes dryers have lint traps built into them, and these traps should be cleaned out each and every time before drying a load of clothes. Failure to do so will allow the lint to build up on the lint trap screen, posing not only an increased fire hazard but also causing the drying efficiency of the machine to be lessened due to the obstruction causing reduced air flow.

Clean Your Lint Trap and More

As important as it is to clean your clothes dryer's lint trap before drying every load, there's more to keeping your vent system safe than this. Your dryer exhausts hot air through a vent pipe or metal hose through an outside wall in your home to the atmosphere. If your dryer is placed next to an exterior wall, the vent pipe run can be relatively short, extending just from the dryer, through the wall and to the outside.

Because your lint trap doesn't trap every bit of lint, allowing some amount of lint to make it past the trap and into the vent pipe, this can be a point of lint accumulation. A short vent pipe run is usually fairly easy to keep clean.

Some dryers, however, require much longer vent pipe runs due to the fact that the dryer is located away from an exterior wall. Some vent runs can be quite extensive, twisting and turning through walls, crawl spaces, etc. The longer the run, the easier for lint to build up and, through accumulation, become a fire hazard. These vent systems need to be professionally cleaned every year or two. This is typically not a DIY exercise.