Home inspection

Inspections Matter!

One of the most common issues that come up on carrier inspections is roof condition. I cannot tell you how many times we get an Underwriting notice citing the roof condition and when we reach out to the client, they tell us their home inspection said the roof was just fine. Often, it didn't say the roof was fine. It said replacement was a good idea and the client chose to ignore it. Even if the inspection says the roof is in fine condition, the carrier's inspection may disagree. Now, you can disagree all you want, but the carrier can still cancel the policy if you do not make repairs.

When you have an inspection done before you buy a house, pay attention! I strongly urge you to go to the inspection and walk with the inspector. Listen to him/her. Ask questions as he/she walks. This is going to be your home. Make sure you know what you are getting into. Maybe you are a Do-It-Yourself kind of homeowner and you are fine with needing to do some repairs. But if you are not, then it is a nightmare to buy a house and realize (after the closing) that there is major repair work to be done. There are some things you absolutely want to know about before you buy the house! The carrier doesn't want to insure a hazard they will most likely have to replace in the next few years. And you (as the homeowner) don't want to buy a house that will not protect you the way a home is supposed to.

Exterior of the Home

Roof: Carriers (and hopefully you!) would require the condition of the roof to last at least 5 years. With all of the wind/hail/storms we have here is Texas, roofs rarely last longer than 10 years. If you are looking at a house with a roof over 10 years old, it is a strong possibility the inspector will inspect the roof closely, looking for any indication the roof will not last. 

Windows: Depending on the age of the windows, you may need to replace them. At the very least, they need to be caulked once a year to keep them energy efficient. g 

Tree Trimming: Tree limbs hitting the roof or side of the house will need to be trimmed back away from the house. If they are hitting the home, they will cause additional wear on the roof/siding. 

Interior of the Home

Electrical: Older homes may have quite a bit of electrical work to replace. Many carriers will not insure homes with fuse boxes so you may have to replace it with an updated breaker box. 

Heating/Air: Filters need to be change twice a year. If they have not been, the buildup in the filters will make the system very inefficient, particularly for people with allergies. In some cases, the system will need to be replaced.

Water Heater: Most hot water heaters need to be replaced after 15 years. If your hot water heater breaks down, it is expensive and a royal pain to replace. 

Ventilation / Insulation: Ventilation and Insulation matter most in the attic. If either are in poor condition, you will have increased energy bills and possible increased damage to your roof (from the inside)


Home Inspections will always find issues that can be improved.  Carriers are looking for hazards that are more likely to cause them to pay out a claim in the near future. They do not want to intentionally take on that risk. Since they are the ones that will pay out, thousands, possibly hundreds of thousands, the carrier gets to decide if they want to take on the risk. You, as the homeowner, can disagree. But you will most likely NOT change their mind. So intentionally look at your home inspection before you buy the home. 

There are three ways to request a quote for your insurance needs: 

* Visit our website

* Email us

* Call Brockman Premier Insurance  877-987-8683  

Home renovations

6 Home Projects That Cost Less Than a TV

Giving your home a little extra “umph” doesn’t have to cost thousands of dollars. In fact, you can dramatically improve the looks of your home for less than the cost of a new TV. Ready to find out how? Keep reading to discover the six projects that are sure to make your home pop — without busting your budget.

1. Revamp your entryway.

A stylish entrance is an important part of any home’s decor. Begin your upgrade with a new welcome mat and house numbers. These simple upgrades are cost-friendly and have an immediate impact on your home’s entrance. You can also arrange potted plants — like easy-to-maintain succulents — around your entrance for an eye-popping aesthetic. Flowering plants, while slightly more difficult to maintain, can complement the color scheme of your entrance or act as a standalone focal point. You can also spruce up your home’s entrance with a quick color update to your front door. A new shade will complement your entryway décor and spruce up the overall look of your home’s exterior. Chic doorknockers, updated doorknobs and alluring porch lighting are the perfect finishing touches for your 

home's entrance.

.

Expected costs:
Welcome mat: $2
House numbers: $6 per number
Succulents: $37 for pre-potted kits
Flowering plants: $30

Door knockers: $35
Doorknobs: $125
Porch lighting: $50
Front door color updated: $100-$300

Read the rest of the story from HomeAdvisor...

There are three ways to request a quote for your insurance needs: 

* Visit our website

* Email us

* Call Brockman Premier Insurance at 877-987-8683  

Is Homeowners insurance required?

Am I required to Have Homeowners Insurance?

So technically the answer is NO. There is no law stating you have to have homeowners insurance if you own a home. 

Your mortgage lender may require you to have homeowners insurance before they will lend you the money to buy the home. 

Why?  
They have loaned you money to buy this house. If you suffer a loss due to damage of the home, the mortgage is out that money if you are not covered. They loan money to make money. If your home has no value, or the value is diminished, the mortgage looses money. They need to know the value of your home is covered. So they will require you to have insurance to cover the cost of rebuilding. 

Does it matter what insurance coverage you have?
You will want the Dwelling Coverage to cover the cost of rebuilding your home from the ground up in  the case of a total loss. Most carriers will decide what they believe it would cost to rebuild, but most mortgage companies will want the amount to be above the loan amount. Most mortgages will also require you have Liability Coverage for any 3rd party claims (slip and falls, dog bites...). And if you are in a high risk flood zone (your mortgage will tell you!) you will be required to have Flood Coverage as well. Flood is not covered by Homeowners insurance so it will be a separate policy.

So legally, No, you do not have to have Homeowners insurance for your home. But if you have a mortgage they will, most likely, require you to have (and maintain) a homeowners insurance policy. Even if you are not required to have the coverage, I urge you to have a policy anyway. The average annual premium in Texas is $1100, and I know this can put a strain on the budget, but it will cost you much more if you have a fire without the coverage to rebuild your home. Or what if there is a hurricane? or a hail storm? These types of storms are common in our state and the damage is costly! Be smart. Protect what is most likely your largest investment. 

There are three ways to request a quote for your insurance needs: 

* Visit our website

* Email us

* Call Brockman Premier Insurance at 877-987-8683  

Homeownership

Millennials's View of Homeownersip Plummets

Millennials aren’t seeing as much value in buying a home as they once did, according to new data.

Millennials’ perception of the value of buying a home has dropped below 50%, according to a new survey from ValueInsured. According to the company’s quarterly Modern Homebuyer Survey, just 48% of millennials believe buying a home in America today is a good investment. That’s a record low, and a significant drop from 54% in the second quarter. 

Two years ago, 77% of millennials believed buying a home now was a good investment...

Read the full article from MPA...

There are three ways to request a quote for your insurance needs: 

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* Call Brockman Premier Insurance at 877-987-8683  

Home Insurance Changes

Is It Time to Update Your Home Insurance Policy?

I don't know many people who enjoy talking to their insurance agent. There are few out there, but most of the time people want to put a policy in place and not have to deal with the process again. This is great. Low maintenance clients are our favorite kind! But there are conversations we need to have with you. Many people do not realize how changes in their lifestyle or their home can affect their home insurance policy. 

Marital Status

Did you get married? or are you now single? These changes can affect your rates. If you got married, you will want to put your spouse on your policy. If something happens to you and you are incapacitated, if your spouse is not on your policy, they cannot file claims or make decisions about the policy. If you are now single, you will want to remove your (previous) spouse from the policy so they may not make changes or decisions about the policy. Being married will usually lower your rate a little bit. Most carriers consider married couples to be a more stable risk. I know we all know people that would not be true of, but carriers compile several types of statistics to determine risk. 

High End Purchases

You have a certain amount of coverage for your Personal Property on your policy. If you buy a large screen TV or a high end computer system, this can eat into that coverage amount. Most carriers will offer options on the personal property amount.  It is a good idea to keep receipts and take photos of any high end purchase for verification in case you file a claim. Home policies also cap the amount of coverage for jewelry, so if you buy a new piece of jewelry, you may need to change your coverage. You can add a "Schedule Personal Property" endorsement that will cover a specific piece of jewelry. You need to get a certified appraisal, including a photo to verify the value of the jewelry so the carrier can write the additional coverage for the exact amount of the piece. It is not subject to  the policy deductible and will ensure you are fully covered.

Home Improvement

Remodeling/adding onto your home can increase the Replacement Cost on your Dwelling

value. The dwelling value is what the carrier determines it would cost to rebuild your home from the ground up in the case of a catastrophic loss. This can includes remodeling the kitchen or bathrooms, adding a pool, changing out plumbing. Not everything will affect your dwelling value, but talk to your agent about any changes you are planning. 

Pet Changes

Have you adopted a dog recently? Some dog breeds are prohibited by carriers (think Pit Bulls and German Shepherds). I know your dog is not a problem, but again, statistics show that certain breeds are more aggressive and carriers don't want to pay out those claims so they make them ineligible. If you have an ineligible dog breed, your carrier may cancel your policy outright or they may exclude liability coverage for anything that has to do with the dog. If you do not disclose the dog, they may deny a claim because of fraudulent information on the policy.

Home Security Systems

Have you added a monitored alarm system? Turned your home into a "Smart Home"? These can save you money on your policy. Now I believe having a monitored alarm system is a very good idea, but it will not save you the same money you will spend installing and maintaining the system. You add a security system for one reason- security. And no, the system that notifies you on your iphone is not a monitored alarm. It must be monitored by a certified alarm company that notifies the police and/or fire department. 


When you are coming up on your insurance renewal it is a good idea to keep these things in 
mind. If you have made any of these changes, be sure to let your agent know so that you will be sufficiently covered. Also let them know any contact information changes. We have had people move, change phone numbers and email addresses and then act completely shocked when we don't know about the changes. Agents do not know you have made these changes unless you tell them! You can email or call into your agent; just let them know!

There are three ways to request a quote for your insurance needs: 

* Visit our website

* Email us

* Call Brockman Premier Insurance at 877-987-8683  

Dogs and Insurance

The Dog Days of Insurance

"What do you mean, they won't insure me because of my dog?" 
We hear that one often. It's my dog. I take care of him/her. 
What business is it of the carrier? 

Why does my insurance carrier care what type of dog I have?

Dog Bites

Dog bites are why your carrier cares and why they get to decide what breeds they will/will not insure. 

These statistics might surprise you:
* Over 18,000 people are bitten by dogs in the US each year.
* The average cost per claim is $37,051.
* There were 39 dog bite fatalities in the US in 2017.
* Dog bites and other dog-related injuries accounted for more than 1/3 of all homeowners insurance liability claim dollars in 2017,  $686 million.   (Insurance information Institute)

Some dog breeds are considers higher risk dogs, such as Pit bulls and Rottweilers. This doesn't mean all Pit Bulls and Rottweilers are aggressive, risky dogs. But statistics show they are more likely to be aggressive than other breeds. Most Home insurance carriers have a list of "Aggressive" breeds they will not insure. Some carriers will not insure the home at all if there is an ineligible dog breed living in the residence. Others will exclude Liability on the dog. So if the dog bites someone, the carrier will not cover any of the claim payout. Most of us don't believe our dog could bite someone. And chances are your dog won't bite anyone. But these are dogs and they are never fully rational or tame. So you need to plan accordingly. So do the carriers.

Personal Experience

Years ago, our next door neighbor had a Great Dane, Duke. Duke was an awesome dog. He got out one time and I went to pick him up for my neighbor. He walked straight up to me and laid his head on my shoulder. (Yes he was that tall and I am that short!) My point is, he was the sweetest dog. A gentle giant. One day their ten year old son was playing video games with a friend. The friend leaned down in front of Duke and Duke bit him. The child's head fit all the way in Duke's mouth. There were bite marks on his face and on the back of his head. The insurance carrier immediately put $100,000 in claims reserves in case the child needed surgery. The child didn't require surgery and the bites were taken care of with a few stitches and glue. Now the child is fine- no permanent damage, thank God. And we found out a little later than he had been taunting Duke by taking his chew toy away from him. The lesson here is that even the sweetest dog will defend himself (and his toys!). You never know what might set a dog off.  The Doctors said he had to be a very gentle dog who was not trying to hurt the child because a dog that size could have easily killed the child had he intended to hurt him.  It didn't cost our neighbors any money because they had the right coverage. But they had to get rid of Duke which broke all of our hearts. 

The Dog Owner is Responsible

As the home and dog owner, you are responsible. You can also be brought up on civil and criminal charges if your dog attacks someone and you are found to be liable.
If you look at the medical and court costs, the carrier can payout out thousands of dollars for a single claim. Be sure to let your insurance agent know about your dog. You want the dog listed on your policy so if there is ever a claim, you will be covered. Now if you have an "ineligible" dog breed, you may not be able to get liability coverage for your dog. But there are different options you should be able to discuss with your agent.

And that is why your carrier cares what type of dog you have.

There are three ways to request a quote for your insurance needs: 

* Visit our website

* Email us

* Call Brockman Premier Insurance at 877-987-8683  

Types of Home Insurance

Isn't Home Insurance All the Same?

Insurance can be confusing. Most of us know there are different types of coverage, but do you know there are different types of home insurance policies? I know I had no idea there were difference types of home insurance before we got into the insurance business. Home insurance should be home insurance. Why are there different types of policies? 

We can explain that!

Let’s look at the different types of policies.

HOA or Named Perils Policy

This is the most basic of home insurance policies. All coverage on this policy will be Actual Cash Value (ACV) only. This means the value of the damaged property will be paid out at the depreciated amount, based on the item’s age and the condition at the time of the claimed loss. So, for example, if your 5 year old TV is stolen, the Insurance carrier will only pay out what it would cost to buy that 5 year old TV. Most people don’t want to buy a 5 year old TV. HOA policies only cover specific hazards (specifically named perils) which generally include the following:

1. Fire or Lightning 

2. Wind/Hail (unless you are in certain counties where carriers will not cover wind/hail) 

3. Sudden and Accidental smoke damage (from a covered fire) 

4. Explosion 

5. Aircraft and Vehicles (unless caused by the insured or a resident of the home) 

6. Vandalism/Malicious Mischief 

7. Riot or Civil commotion 

8. Theft (on premises) 

These may vary between carriers, but they will be listed specifically on the policy. 

HOA+ or Broad Perils Policy

These policies are HOA policies with additional common perils:
1. Falling Objects, including trees or limbs.
2. Weight of ice and snow
3. Sudden and Accidental water discharge
4. Sudden and Accidental water/steam damage from water heating system

HO3 or Open Perils Policy

This is the most commonly used Home insurance policy in the US. It covers your dwelling (home building) on an open perils basis, meaning it covers all perils unless specifically excluded. Common exclusions include:

1.  War
2. Nuclear
3. Wear, tear, rust, mold
4. Intentional acts
5. Government actions

HO3 policies also include Replacement Cost coverage for your home. Replacement cost for your contents is sometimes included, depending on the carrier.  It can be endorsed onto the policy if the basic HO3 doesn’t include it. So if your 5 year old TV is stolen, if you have Replacement Cost on your contents, the TV will be valued at the cost of a new TV today.

HOB or Texas Open Peril Policy

This is very similar to the HO3 (the National form) but it includes additional water damage protection which must be endorsed onto the HO3. Most carriers will use the HO3 form, but the HOB is great coverage.

Home insurance policies will NOT cover Flood or Earth quake. They are a separate type of policy with different coverage options. If you live on the Gulf coast, chances are Wind/Hail coverage will not be included and you may have to go through the Texas Windstorm Insurance Association (TWIA) for a separate Windstorm policy.

Please speak to your agent about which policy form is best for your circumstances. That is what you have an agent for! If your agent won’t answer your questions, please give Brockman Premier a try!

There are three ways to request a quote for your insurance needs: 

* Visit our website

* Email us

* Call Brockman Premier Insurance at 877-987-8683  

Vacation Home insurance

Do I Need Vacation Home Coverage?

If you are anything like me, when you go somewhere incredible on vacation , you daydream of a time when you might be able to buy a vacation home there. (I dream of a beach house AND a mountain cabin.) You won’t be there all of the time and you won’t have too much stuff there, so what kind of coverage do you really need?

 The fact that you won’t live there full time is one of the main reasons you need insurance coverage. Think about it. If no one is there, who will notice when there is a leak? Or catch a fire before it blazes out of control? What if you get burglarized? Chances are no one will be there to prevent or at least handle these situations on a timely basis. This means the damage could be much worse than it would have been if someone lived there full time and would be able to intervene on a timely basis. These are high risks you don't want to pay for on your own. 

 Many vacation homes are in rural or beach areas. Let's say you are there when one of those situations occurs, but the fire /police departments are miles away and they take 30 minutes to get there. A fire can destroy an entire home in that amount of time. A leak can destroy your entire flooring. A burglar can empty your home. These are a high risks you don't want to pay for on your own. 

   What if you rent it out or let friends/family stay there when you are not there?  Someone trips over a rug and breaks their leg. Or someone starts a fire in the kitchen and it gets out of control. You can be liable for injuries and/or damages, even if you are not there. These are high risks you don't want to pay for on your own.

   You have worked hard to buy that secondary home for your family to enjoy. If something happens you want to make sure you have adequate coverage for that vacation home, just like you do for your primary home. 

Just like your primary home insurance, there are many coverage options and many carriers to choose from. Talk to your agent and work through what you want and need in coverage. Most primary home policies will not extend much coverage to a secondary property. So you will need a separate policy for your vacation home.

There are few additional options you should consider.

Personal Umbrella Policy (PUP): This is an extra Liability policy that will pick up where your home/auto policies stop. So if you have a liability claim of $500,000 and you only have $300,000 in Liability coverage on your secondary home policy, your PUP will kick in and cover the rest. The more properties, cars and toys (boats, motorcycles...) you have, the higher the premium will be for the PUP. But the added coverage can be a financial life saver.

Fair Rental Income: If you are renting out your secondary home, I highly recommend this coverage. If the home becomes uninhabitable (therefore un-rentable) due to a covered loss, you can be paid the rents you would lose during the time it takes to repair the damage. 

Dwelling Coverge Amount: Dwelling coverage isn’t optional, but there is a little bit of wiggle room in the amount. But as I explained up above, you are more likely to have more extensive damage from a fire, leak or burglary because you are not there full time. Make sure you have enough dwelling coverage to cover a total loss. Don't go cheap because you don't use the home as often. You need complete coverage because of the lack of time you spend there. 

Also consider the fact that you may not be as familiar with the coverage needs of a different part of the country. Make sure you talk to an agent (or have your agent talk to someone) who is familiar with the possible hazards of an area that gets several inches of snow or is on/near a body of water. Especially us city folk- we need to make sure we talk to someone who is an expert on these areas. Every carrier has different options for what they will/will not cover and what type of policies they will/will not write. So I wouldn't get your heart set on "bundling" by trying to make sure your secondary home policy is with the same carrier as your primary home policy. This is not always an option. Your primary home carrier may not even write secondary homes and sometimes they won't have great rates. So be open to the quotes your agent offers you. Of course, if you are with a captive carrier, you won't have many options. (I urge you to find an independent agent and see what they have to offer!) 

There are three ways to request a quote for your insurance needs: 

* Visit our website

* Email us

* Call Brockman Premier Insurance at 877-987-8683  

Home Insurance Claims

To Claim or Not to Claim- 

That is the Question

Why do you have insurance? Insurance is meant to make you whole again in the case of a loss. That is the entire reason why you have insurance. But just because you file a claim, does that mean you will automatically be "made whole"? Quite often the answer is No. And on top of that, your rates will most likely go up because you filed that claim; even if the claim doesn't pay out. This can be so frustrating!

   There are several pieces to the claim puzzle that must come together before a carrier will pay out a claim. It is in your best interest to know those pieces before you make the decision to file a claim. If you don't have all of the claim puzzle pieces, your claim will not pay out. Now, you can complain and switch carriers, but chances are, it won't be any different with the next carrier. Insurance is one of the most regulated industries out there. They cannot just decide what they will and will not cover. There are rules they have to adhere to (or pay the legal consequences). And whether you know the rules or not, you are subject to them as much as the carriers are. Here is what you need to know before you file a claim:

1. Is it a covered loss? Different types of home insurance policies cover different perils.

   Basic form policies cover fire/lightning, windstorm/hail, explosion, riots, aircraft, vehicles, smoke, vandalism and theft. 

   Broad form policies cover all of the basic perils, plus falling objects, weight of ice/snow, accidental discharge of water, cracking/burning, collapse, freezing and sudden electric current.

   Special form policies cover every peril except what is specifically excluded. 

What type of policy do you have? If you do not know, contact your agent. 

This is good information you want to know.

2. What type of deductibles do you have? There are many options! 

     The deductible is the amount you will pay before your carrier will pay out the remainder of your claim amount. Your home insurance policy most likely has a deductible that is a percentage of your dwelling value(the cost to rebuild your home in the case of a total loss). Common deductibles are 1% or 2%, but you can go higher. Your home policy can have a flat rate deductible instead, but these are not very common and can cost more if they are low. The lower your deductible is, the higher your premium will be. There is one deductible for your wind/hail claims and a different one for everything else (All Other Peril (AOP)). For example, if your dwelling value is $250,000 and you have a 1% deductible, you will pay the first $2,500 of any claim. 

3. Is it worth it to file that claim?

   Before you file a claim, you want to have a certified contractor come, survey your damage and give you an estimate of the cost of repairs. If you have repairs in a lower amount than your deductible, it makes no sense to file a claim. You will not receive any benefit from the carrier and your rates will go up at your next renewal because you filed a claim. For example, if you have a tree hit your house and it just damages a piece of your roof, chances are it will not cost $2,500 to repair a section of the roof. You would not file a claim. On the other hand, if you have a fire and your entire kitchen has to be rebuilt, it will most likely cost more than $2,500. In this case, you want to file the claim.  You will pay only $2,500 for repairs that could possibly cost more than $10,000.    

   There is quite a bit more that goes into if or how a claim is paid out. There are too many scenarios of what is and is not covered for me to try to explain the particulars here. Plus, I am not a licensed claims adjuster so I am not the expert on your claim. Each claim, with each policy, with each carrier will be handled separately (and differently). But when you are deciding whether or not to file a claim, examine the three 3 things I’ve explained before you even consider calling the carrier. I would call your agent first if you are unsure. Many carriers will file the claim after talking to you; even if you just called with an inquiry and never said the words, "I need to file a claim." But if you have done your homework and you are going in with your eyes open, then your chances for a beneficial outcome increase! 

There are three ways to request a quote for your insurance needs: 

* Visit our website

* Email us

* Call Brockman Premier Insurance at 877-987-8683  

Home Construction

Does Construction Really Matter?

Have you talked to an agent about quoting your home insurance and they asked what type of construction your house is? Would you know the answer? I wouldn't have before we learned the insurance business. Most people we talk to don't even think about the construction. They like the way it looks and they usually assume it was built well. Does the type of construction really matter? Yes!

So why does the construction of your home matter on your insurance policy? 
Well it can determine how easily your home can be damaged and how much it will cost to repair/rebuild after the damage. Each construction type will have a different set of rates. These rates will primarily depend on how susceptible the type is to certain perils, such as wind and fire.

Most buildings are one of six construction types:

Frame/Brick Veneer is the most common. The exterior walls  are framed and supported by wood or steel frame. Brick veneer, stone veneer, wood ironclad or stucco on wood are included in this class because they do not support the structure. They are constructed over the frame. This is the easiest construction to damage, but it is also the least expensive to use in construction, making it the most used in residential construction.  

Joisted Masonry consists of exterior walls of masonry materials such as brick, concrete, adobe, concrete block, stone, tile or similar materials. This construction is usually combined with a combustible floor and roof. This class is less likely to be damaged than Frame, but it is also more expensive to use. 

Non-Combustible consists of exterior walls, floor and supports made of noncombustible materials, including metal, asbestos or gypsum. These buildings are less likely to burn, but they can be susceptible to wind. They have no drywall, insulation or exposed wiring, so they are less expensive to build than the other types. 

Masonry Non-Cumbustible consists of the same material as Joisted Masonry but the floors and roof are made of noncombustible materials, such as heavy steal or poured concrete. This is used mostly in commercial buildings. This class is sturdier and harder to damage, making it safer.

Modified Fire Resistive consists of exterior walls, floors, and roof of masonry or fire-

restrictive materials with a resistance of at least one hour, but less than two.

Fire Resistive consists of exterior walls, floors, and roof of masonry or fire resistant materials with a resistance of at least two hours. Both Modified and Fire Resistive are used in large commercial buildings. They are very sturdy (if built correctly) and can hold many people and property.

The type of construction should be listed on your pre-sale inspection (which hopefully you still have!). Knowing this information can make quoting easier and more accurate. If your agent isn't asking these questions, they may be looking online, but that information isn't always accurate. Be careful in assuming the agent has the right information. It's best if you know the answers yourself. It's your policy, meant to protect you. Be sure you know your coverage you have is what you need for the home you own!

There are three ways to request a quote for your insurance needs: 

* Visit our website

* Email us

* Call Brockman Premier Insurance at 877-987-8683