Your condominium or Condo as we affectionately call it is a very important investment. Protecting it properly is critical to your financial security. If you’ve only been guessing until now, then guess no longer.
Insurance for your condo need not be a shot in the dark. There are simple ways to determine EXACTLY how much insurance you should have.
Even though insurance has been part of our culture for over 100 years, to most people – It’s still a just a mystery. And because they don’t understand it, a lot of people think they’re being “ripped off” by the Insurance Industry; aka “The Club”
I want to end that for you.
I’m an industry “insider”: A licensed member of “The Club”
I’ve been inside the insurance business for over 30 years and I know it like the back of my hand: From policy to claims and back again.
I’ve sold insurance.
I’ve studied it.
I’ve discovered what makes “good insurance” — and what makes “bad insurance”.
I know that not all insurance is “created equal”.
If you’re not properly insuring your condo you could be either wasting needless premium money on excess coverage or you could be setting yourself up for a severely UNDERINSURED loss that could cost you tens of THOUSANDS of dollars or even MORE!
I’ve been around the insurance business for a long time and I’ve seen it all.
- I’ve seen people standing next to smoldering ashes that just hours before was their home and everything they own.
- I’ve comforted those who have just received a 50-page lawsuit because their sprinkler flooded their neighbor’s yard or their dog bit a friend’s child.
- I’ve reassured clients that they have coverage after their toilet flooded their house over an entire 3-day weekend.
- I’ve seen clean-up bills for just water damage in excess of $100,000.
And I’ve been able to pay all these losses for these very frightened people because we made sure that their insurance was right for them – That it would be there to “write the check” should these shattering losses happen to them!
Condo insurance, when purchased properly, can give you the security of continuing life as you know it in the event of a catastrophic casualty or liability loss.
Here’s a little overview….
- It protects your condo (more on that later)
- It protects your stuff at home
- It protects your stuff on vacation
- It protects your stuff in the USA
- It protects stuff you may have in a storage facility
- It protects your stuff all over the world !
- Yes, that’s right… you lose your stuff ANYWHERE on the planet…you’re covered just as you are in your own backyard.
- It protects your CHECKS & CREDIT CARDS if they’re stolen
- It gives you Liability protection….that’s when you get sued
- It gives you protection for stuff you’d never imagine.
- Here’s just a few examples
- Money, Bank Notes, Coins (including collections) up to $200
- Property used or intended to be used in business
- On premises up to $1,000
- Off premises up to $250
- Watercraft and equipment up to $1,000
- Securities, Checks, Traveler’s Checks up to $1,000
- Trailers (not used with watercraft) up to $1,000· Stamps, trading cards, comic books (including collections) up to $2,500
- Theft loss of:
- Jewelry and Furs up to $1,000
- Firearms up to $2,500
- Silverware and Goldware up to $2,500
- Rugs, tapestry, wall hangings
- Per Item up to $5,000
- Aggregate up to $10,000
- Home Computers up to $5,000
WOW, you say!
That’s quite a list.
Yes it is…and there’s MORE…
Yes, there’s a LOT more…
But before we get to that … the WHAT and HOW TO BUY Condo Insurance,
let’s talk about the WHY!!
Why would anyone need or want Condo Insurance?
Most Homeowners Associations (HOA’s) purchase insurance for the buildings in the condo complex. That cost is paid from a portion of your monthly HOA fees.
*****And here’s the IMPORTANT PART:
Properly structured Condo Insurance provides protection for your interior structure, your personal property,
AND Protection in case of a liability lawsuit.“WHAT?!?!” you say. “Lawsuit ! !”
Yep, lawsuit. Could it happen to you? The answer is…
Of course it could ! !
But we’ll talk about that in a minute. So….Let’s talk about the nitty-gritty of Condo Insurance. There’s certainly not room here in this report to cover all of it, but I promise, that when you’re done you’ll know more about condo insurance than 95% of the planet. Having a good handle on your insurance decisions is the only way to best prevent problems and surprises at claim time.
There’s three main parts to your condo coverage: 1. Coverage for the interior structure 2. Coverage for your stuff 3. Liability coverageLet’s take these on one at a time.
COVERAGE FOR YOUR Interior Structure
Remember that the interior structure includes all the interior walls, cabinets, built-ins, carpet, tile, bathroom sinks, toilets, showers, closets – EVERYTHING inside the outer perimeter of your unit.
This is probably the least understood of the three. And the biggest question is HOW MUCH? How much coverage to I REALLY NEED to properly and reasonably cover my interior?
It’s really a simple answer. This is probably worth the entire time you’d spend reading 10 of these POSTS.
Here’s what you DON’T NEED! You DON’T NEED to insure it for its market value (what you could sell it for). You also DON’T NEED to insure it up to the LOAN AMOUNT. Both of these numbers have NOTHING TO DO with the cost to rebuild your condo.
If you determine that you need $80,000 to rebuild your condo and your lender tells you that you have to insure it for $200,000 because that’s the amount of your loan. You tell them that you know different! If you can’t get this through their thick heads, call me. I’ll take care of it for you. There’s a law I can cite to them that will cool their jets in a hurry. (And I’ve done it many times in my 3 decades of helping my policyholders)
So how much do I need to rebuild my condo?
Ideally you’d like to get a licensed contractor to your house to estimate that for you. Get one who is currently building houses in your area. Believe me, he knows the cost.
Remember though, EVERY HOUSE IS DIFFERENT! The range in San Diego is usually $60-$75 per square foot. Where you fall in that range is dependent in the quality of your interior. Average is probably $65-$70. So, if you have 1200 square feet and your think $60 per foot is sufficient, you need $72,000 of BUILDING coverage on your policy.
I have several contractors insured and I keep up with them on the current cost of construction in my area. I hesitate to just give you a number here as it changes all the time and you need to tweak it a little based on the configuration of your house. For example, if your house is a track house, (one that was built among a bunch of others that are about the same) your cost of construction will probably be less than if you lived in a custom house. You have to ask questions like these:
- Do I have carpet or marble tile?
- Do I have a central vacuum system?
- Do you have Upgraded Counter tops? Granite?
- Are my kitchen cabinets standard or custom?
- Do I have central air conditioning, ceiling fans, custom wood stair rails, etc?
With just a quick phone call to my office, we’ll be happy to help you determine your cost per square foot.
Another common point of confusion is that people think they need to insure their condo for it’s market value. NOT SO! Your house is (almost) always going to be worth more than it takes to build it. Remember there’s value in your land, neighborhood, schools, view, etc. All that is unaffected by the loss of your home. And remember this….
NO MATTER HOW MUCH COVERAGE YOU PUT ON YOUR CONDO, THE INSURANCE COMPANY WILL ONLY PAY YOU WHAT IT COSTS TO REBUILD IT.
So here’s how a typical house can look. Remember there’s 3 key numbers associated with your house: Market Value, Amount of your Mortgage, and Rebuilding Cost.
If your 2500 square foot condo has a market value of $650,000 and your local building costs are $70/square foot, your rebuilding cost would be $175,000 (2500 x 70). Your mortgage could be $120,000, $400,000 or $0. Regardless of the loan amount or the market value, you’d want to have approximately $150,000 of insurance on the interior building coverage for your condo. There’s some tricky thinking here that you need to consider.
The cost of construction isn’t static, it’s always changing. Lumber cost changes almost daily, as an area builds more and less through changes in economy, the cost of subcontractors will fluctuate. At the end of this report you’ll see a special feature that my office offers you to help you be sure that you don’t get caught short as construction costs rise and fall. Look for this picture. –>
Usually your condo has what’s called ALL RISK coverage on the structure. That means that, except for a few exclusions, anything that happens to your condo is covered. If there’s a loss to your condo, the adjuster looks at the list of exclusions and if what happened isn’t there… it’s probably going to be covered. Remember that all insurance companies are different and it’s the policy contract that decides, not what I say here!
Some common exclusions include flood (the natural kind, not water from a broken pipe which IS COVERED), earthquake, riot, freezing of pipes in an unoccupied, vacant, or under-construction building, vandalism and malicious mischief if the building has been vacant for more than 30 days, normal wear and tear, intentional damage, damage from animals, birds, or fish, and war. These are just a sampling of exclusions. See your policy for your actual exclusions.
Equally as important as the coverage for your home is your coverage for your stuff – Your Personal Property.
COVERAGE FOR YOUR STUFF
If your stuff is stolen from your car,
IT’S COVERED under your Condo Unitowners Insurance!!!
There might be damage to your car though. THAT’S covered under your auto insurance. I’m sure you have car insurance ! ! ! (see 10 Ways to Beat the High Cost of Auto Insurance(Part 1) & (Part 2) )
This is the coverage that insures your personal property: Your sofa, dishes, clothes, television, stereo, art work, silver, china, watches, jewelry, blender and your socks. How much do you need? That’s the important question. Start thinking at a minimum of $30,000. I insured a condo once with personal property coverage of $250,000! Yes, he was a doctor and she a surgical nurse. Lots of money there!
Again… just a quick phone call to my office and we can help you decide the right amount for you.
Here’s an important distinction on the actual coverages for your personal property as compared to the coverage for your structure. You’ll remember that your structure is covered for all losses EXCEPT for those specifically excluded. Your personal property is only covered for a specific list of losses. Here’s a typical list:
- Fire or lightning
- Weight of ice, snow or sleet
- Aircraft & vehicles
- Sudden and accidental tearing or bulging of heating or cooling systems
- Windstorm or hail
- Riot or civil commotion
- Falling objects
- Vandalism or malicious mischief
- Sudden and accidental water discharge from plumbing or appliances
- Freezing of plumbing systems
Once again it’s important to check your own policy language for the specific coverages for your personal property. If you’re not sure, just give us a call. 619-670-1000
Now before we talk a little about the most important portion of your condo policy — Your Liability Coverage, let me mention one VERY COMMON MISCONCEPTION.
Condo insurance DOES NOT cover the mortgage if one of the owners should die. You’ll need MORTGAGE INSURANCE to cover that.
Mortgage Insurance is simply life insurance that’s designed to pay off the mortgage at the death of one of the owners.
Life insurance can be somewhat overwhelming to purchase. You’re so afraid of making a mistake.
It’s easy to incorporate your mortgage insurance TOGETHER with your regular Life Insurance and SAVE TONS OF MONEY in the process. Learn how with this:
If you own a home and anyone depends on your income to keep the home then mortgage insurance is a must for you! You have far too much invested in your home to allow those you love and provide for to risk having to lose the house if one of the bread winners dies.
It’s simple and easy and probably NOT AS EXPENSIVE AS YOU MIGHT THINK.
You can usually get mortgage insurance for your home for about the price of a DVD a month!
Think about it. Safety, security and peace of mind for about the cost of a DVD a month!
Remember we were talking about that LAWSUIT!?!?! Yes, it could happen to you! There’s ALSO coverage in your CONDO INSURANCE for THAT !
Liability is the portion of your condo insurance that protects your home, your assets, your retirement savings and your future income!
Someone slips and falls in your place,
Breaks their leg, or cuts their hand.
(Bummer if it’s a Plastic Surgeon)
Your policy will pay whatever you’re legally liable to pay. (up to the limit of the policy, of course) That’s why at least a $1,000,000 limit is important there (especially if you live in California). Many offices will let you walk away with the standard $100,000. For just an extra $7/month, you get TEN TIMES the coverage — Almost a crime not to take that.
If you own your condo you should probably consider a Liability Umbrella. It gives you $1,000,000 coverage on your house and all your personal vehicles. You have just too much equity in your house and too much of your net worth tied up there to risk it by saving a few dollars a month.
Let me tell you a story….
Just this year a policyholder called me and told me that they were being sued because their son’s girlfriend accidentally let their dog out of the back yard. The dog made a beeline across the street and kicked the stuffing out of the neighbor’s dog. The homeowner was being sued by the neighbor for veterinarian bills that exceeded $3000 and for mental anguish, stress, and… well, you know the drill. Fortunately the homeowner had not only their homeowners insurance but also a Liability Umbrella standing between this crazy neighbor and everything they owned. Without that, this could have been their problem…
They could have been paying off this “little problem” for years. They could have risked everything they own in addition to their FUTURE EARNINGS by not having the foresight to get (in this case) HOMEOWNERS INSURANCE and a LIABILITY UMBRELLA policy.
You can insure your home, your personal property and your liability exposure in one simple policy.
BUT WAIT ! ! ! ! THERE’S EVEN MORE ! ! !
Condo insurance also includes Medical Payment coverage. That pays for MEDICAL EXPENSES up to the limits of the policy for people who are on your premises with your permission and accidentally injured. And ALSO for people injured by your activities. Coverage doesn’t pay for medical expenses for you or members of your family that live with you.
BUT WAIT ! ! ! ! THERE’S MORE!!!!!!
You also get what’s called LOSS OF USE or ADDITIONAL LIVING EXPENSES coverage. Whenever your place is rendered UNINHABITABLE because of a covered loss, we’ll pay the cost to put you up someplace else while your place is being repaired. I’ve actually written checks to people sitting outside their burned residence to pay for a hotel. VERY COOL!!!!
This pays up to 24 MONTHS! ! Hopefully you won’t be out that long,
but it’s THERE IF YOU NEED IT ! ! ! !
BUT WAIT ! ! ! ! THERE’S SOME MORE!!!!!!
You know how things just get more expensive every year. We’ll automatically increase the amount of your coverage every month FOR FREE until your next renewal to keep pace with inflation. When you renew you policy each year, it will be for the newer IMPROVED amount of coverage.
BUT WAIT ! ! ! ! THERE’S STILL MORE!!!!!! (starting to sound like one of those Ginsu Knife Commercials..?)
I mentioned this up above but you might have missed it. If someone steals your checks or credit cards and you suffer loss cuz they’re out there spending YOUR MONEY, you’ll have coverage for that up to $1000.
“WOW”, you say!
And all that’s included in the Condo Insurance we provide in our office.
Hey, Let’s talk about Deductibles for a second….
The deductible is the portion of a covered loss that is your responsibility. They are typically available in amounts such as $250, $500, $750, or $1000.For example, if you had a $500 deductible, you would need to pay the first $500 of the covered loss and we’d pay the rest.Generally speaking, higher deductibles lower your premium, but increase the amount you must pay out of your own pocket if a covered loss occurs. Ask yourself how much you are willing to pay in order to save on premium. … you know what, just ask us when you’re in the office and we’ll show you how simple it is to calculate.
SO what’s the best way to buy CONDO INSURANCE ?
RULE #1 – Don’t over-insure and don’t under-insure. Get the right amount of coverage. Yes, you’ll have to estimate how much stuff you have.
RULE #2 – Take the biggest deductible you can afford. (within reason). Increasing your deductible from just $500 to $1000 will usually save you about $75 per year. Let us help you do the math to see how long it takes you to absorb the difference in the two deductibles.
RULE #3 – Get at least $500,000 of liability coverage (especially if you live in CALIFORNIA!) People just love to sue in good old CaliforNyeYay.
RULE #4 – Only get policies with REPLACEMENT COST coverage for your contents. (all of the policies we offer in our agency have this provision.) This is a cool one. Provision sez that if you suffer loss to your stuff, and you replace it, we’ll pay you what it costs to get a brand new one rather than what your old one was worth.
RULE #5 – Take the PERSONAL LIABILITY option in the LIABILITY SECTION of your policy. That gives you coverage for things like slander and libel. Californian’s, for some crazy reason, get all bent out of shape if you talk to them or about them the wrong way.
RULE #6 – Don’t forget to check out things like Special insurance for your baseball card or Precious Moments collections. There’s limits on those kinds of things. You might also need to look into waterbed liability, or business liability (if you run any kind of business out of your home.) And don’t forget EARTHQUAKE coverage.
And don’t forget EARTHQUAKE coverage. I know there’s a lot to think about. So let us help you remember all of it. One step at a time.
This can be so simple and easy to do.
Why somebody wouldn’t buy CONDO INSURANCE this way is simply beyond me.
BUT LET ME MAKE A LITTLE EASIER FOR YOU…
In our agency we offer you 5 different ways to pay for this. You have your choice of Annual, Quarterly, Semi-annual, monthly and SPECIAL MONTHLY…
“So what’s so special about SPECIAL MONTHLY,” you might ask.
It’s special cuz it’s just so insanely easy.
We set it up for you and your monthly payment comes right out of your checking account: Same day; Every month.
(of course of your insurance is already part of your house payment, we’ll set things up so that continues just as it’s always been for you)
So, here’s what you get…
- Coverage for your condo: The right amount so you sleep well.
- Coverage for your stuff: TV, stereo, blender, dishes, clothes, etc.
- This coverage at REPLACEMENT COST (as I explained above)
- Liability Protection. (assets AND your future earnings)
- A place to live while we put your place back together
- We’ll walk you thru the whole process (probably will take less than 30 minutes)
- Confidence that you’re buying the insurance you need: NOTHING MORE, NOTHING LESS
It Just doesn’t get any better –
OR EASIER – than that…
You’ve got everything to gain and NOTHING to lose.
I look forward to talking with you soon!