Renting out your property can provide great passive income, but it also comes with risks. As a landlord, you’re responsible for keeping your rental property, tenants, and assets protected in case anything goes wrong. That’s why insurance is crucial.
But with different insurance options out there, it can get overwhelming to determine what level of protection you need. This comprehensive guide compares the top 6 providers for rental property insurance, including what coverage they offer and at what cost. Read on for an in-depth look at your insurance options as a landlord.
Comparison of Top 6 Rental Property Insurance Providers
| Insurance Provider | Coverage Highlights | Average Yearly Cost* |
|---|---|---|
| State Farm | – Liability protection – Loss of rents coverage – Personal property coverage | $660 |
| Allstate | – Property damage coverage – Liability insurance – Loss of rents coverage (optional) | $770 |
| USAA | – Dwelling coverage (up to $500k) – Other structures coverage – Loss of rents coverage | $850 |
| Liberty Mutual | – Dwelling coverage – Liability insurance – Loss of rents coverage | $540 |
| Travelers | – Property damage coverage – Liability protection – Identity fraud expense coverage | $990 |
| Nationwide | – Property damage coverage – Liability insurance – Equipment breakdown insurance | $700 |
Costs based on $200,000 building coverage limit
As you can see, insurers offer a range of rental property insurance options at different price points. While costs vary widely based on your property, location and specific policy limits, the table above provides average nationwide yearly premium costs as a baseline comparison.
State Farm and Liberty Mutual tend to offer budget-friendly rental insurance rates on average, while Travelers and USAA provide robust coverage albeit at higher average costs. Ultimately, make sure to get quotes tailored to your specific situation.
Now let’s explore key insurance considerations for rental properties and the different policy types available to protect your assets.
Do You Legally Need Insurance as a Landlord?
Many mortgagers actually require landlords to carry insurance for properties with outstanding loans. Even if you fully own the rental outright though, having adequate coverage is vital to safeguard your investment.
Without insurance, you’d otherwise be liable for covering potentially huge out-of-pocket costs in the event of accidents, property damage, injuries and more. This could end up being financially devastating.
While specific insurance requirements for landlords vary by state, at minimum most areas legally require you to carry liability insurance. This covers costs if tenants or guests are injured on your property. However, experts strongly recommend also getting property damage protection in case of fires, floods, vandalism and other incidents.
Bottom line: Insurance offers necessary financial protection you’d otherwise be responsible for as the property owner. It’s also often legally required, but more importantly can prevent catastrophic costs should disaster strike.
Key Types of Rental Property Insurance Coverage
As a landlord, you need specialized rental property insurance (sometimes called landlord insurance). This is different from homeowners or renters insurance in what it covers.
Here are some of the most essential types of rental property insurance coverage to consider:
Liability Insurance
Liability insurance covers injury claims if someone gets hurt on your property. It will pay for legal fees to defend you as well as settlements owed to the injured party should you be found legally liable. This is required as a landlord in most states.
Dwelling Coverage
This covers damage to the physical building itself. Policies are available for both single family rentals as well as multi-family apartment buildings and complexes. Coverage limits depend on rebuilding cost valuations.
Loss of Rents Coverage
If your property becomes uninhabitable due to a covered incident, loss of rents coverage will reimburse you for income lost while repairs are being made. This prevents your rental business from going under after a disaster.
Personal Property Coverage
Many rental insurance policies also offer optional coverage for damage to appliances, fixtures and equipment owned by you as the landlord. This is important if the dwelling coverage caps out but you still need to replace washers/dryers, furnishings or other items.
Liability Insurance from Guest Injury
Similar to liability insurance for tenants, this covers you against claims from guests who suffer an injury while visiting your rental property. It pays for their medical bills as well as any litigation costs.
As you explore your insurance options, make sure to find a policy tailored to protecting rental properties. While insurance minimums vary by state, your best bet is bundling together property damage, liability and loss of rents coverage for comprehensive protection.
Top Insurance Providers for Landlords
Now that you know what kind of rental property coverage to look for, where should you get insured? Property management experts recommend exploring these top rental insurance providers:
State Farm – Known for local agent accessibility and budget rates, State Farm offers dwelling coverage up to $500k as well as liability and loss of rents insurance. Their policies also cover personal property damage.
Allstate – Featuring customizable rental property coverage, Allstate is another leading insurance choice. They offer dwelling and liability protection, plus loss of rents coverage and personal property insurance as add-ons.
USAA – For military members and their families, USAA offers specialized rental insurance with flexible dwelling limits and additional living expenses coverage. Their policies also include liability, loss of rents and personal property damage insurance.
Liberty Mutual – Liberty Mutual allows you to add liability coverage to existing homeowners or renters policies if you also rent out property. Their landlord policies also offer loss of rents reimbursement as well as dwelling, personal property and liability insurance.
Travelers – Travelers insurance is known for high coverage limits and enhanced protection. Their rental policies feature expected property damage coverage plus bodily injury liability insurance. Identity fraud expense coverage is also included.
Nationwide – Great for insuring rental houses, condos and multi-family buildings, Nationwide offers property and liability insurance. Loss of rents coverage as well as equipment breakdown protection are also available as add-ons.
While these leading national insurers are a great starting point in your search, also check companies specific to your state or region. Insurers like State Auto, Donegal, Erie or AAA may offer competitive pricing for your geographic area’s rental market.
As with any major financial decision, be sure to get quotes from multiple providers before choosing a rental property insurance policy. While more coverage is better, focus first on securing essential landlord policy types like dwelling, liability and loss of rents insurance as a foundation.
How Much Rental Property Insurance Do I Need?
Determining adequate insurance limits for your rental property situation comes down to two key factors:
1. Local Insurance Minimums
Most states dictate at least a minimum level of required liability coverage for landlords. Common amounts are $100,000, but can be as high as $500,000 or more in some areas. This minimum sets the baseline – but higher limits are better to truly protect your assets.
2. Rebuilding Cost Valuations
For property damage coverage, insurers will assess the estimated rebuilding costs if your rental was completely destroyed. This is based on size, features, materials used and labor rates for your area. Dwelling coverage should match this assessed replacement value.
Beyond the minimums though, your ideal coverage limits also depend heavily on your financial situation:
- If your rental property represents your largest or only asset, higher insurance limits are wise to fully protect it. You want ample coverage to rebuild in a worst-case disaster without draining all your reserves.
- On the other hand, if this rental property makes up a small portion of your overall real estate portfolio or assets, you may opt for leaner coverage. While a total loss would be very painful, it likely wouldn’t completely bankrupt you.
- Lastly, keep in mind the possible ripple effects beyond just rebuilding costs if disaster struck. Could you financially withstand months of lost rents plus litigation expenses on top of property damage bills? If not, bump up policy limits and loss of rents coverage to fully cushion yourself.
While more insurance always equals more premium costs upfront, don’t look at it as an extra expense. Rather, quality insurance represents a long-term investment protecting your rental property assets and business.
Use the rebuilding cost and financial situation assessments above to determine ideal dwelling coverage. Then, add robust liability and loss-of-rents insurance to round things out. Volume discounts may also help lower costs when bundling these coverages together.
Tips for Lowering Rental Insurance Costs
While adequate insurance is non-negotiable for rental properties, there are some potential strategies to help lower your premium costs:
1. Shop Around Extensively
Get quotes from both large national companies and smaller regional insurers. Pricing approaches and product offerings can vary widely. Independent local insurance brokers are also worth consulting to source you the best fit option.
2. Inquire About Discounts
Many insurers offer premium discounts for safety features like smoke detectors, alarm systems and fire extinguishers. Also ask about bundling policies together or paying premiums upfront rather than in installments.
3. Boost Your Credit Score
Believe it or not, most insurers check credit as part of pricing policies. Maintaining an excellent credit score can significantly reduce your quotes. Pay all bills on time and aim for a long history of responsible money management.
4. Increase Your Deductible
Opting for higher deductibles (the amount you pay out-of-pocket per claim) lowers premiums. Just ensure you have adequate savings to cover the higher deductibles without financial hardship. Also confirm loss of rents coverage starts paying immediately regardless of your chosen deductible.
5. Implement Safety Measures
Adding measures like security cameras, fences, proper exterior lighting and secure locks can potentially qualify you for safety discounts with some insurers. It also reduces actual risk – making you an ideal, low-risk customer to cover.
Shopping far ahead of renewal periods, bundling multiple policies together, maintaining stellar credit and boosting safety systems can gain you leverage in premium reduction negotiations. Get creative with these variables rather than simply choosing the cheapest policy.
Key Takeaways: Who Needs Rental Property Insurance?
While insurance requirements vary regionally, all landlords need coverage to properly safeguard rental assets and income streams. Key takeaways include:
- Most areas legally require liability insurance covering tenant injuries or accidents. This protects you from costly litigation and settlements if found negligent.
- Property damage protection is also vital to cover rebuilding costs in case of disasters, fires, floods and vandalism. This comes in the form of dwelling coverage.
- Don’t forget loss of rents insurance! It reimburses you if units become uninhabitable during repairs from covered incidents. This prevents lost income from sinking your rental business.
- While more coverage always costs more upfront, quality insurance represents an investment in your rental property’s long-term profitability and success. It prevents financial catastrophe when disaster strikes.
- Shop around amongst both national names and local insurers to find the best rates. Ask about bundling policies and available discounts to optimize savings opportunities.
As a landlord, you simply can’t afford to operate rental properties without proper insurance coverage. Comparing options to secure tailored policies with essential protection against financial risks is a fundamental part of successful rental business management. Whether covering single family homes or an entire apartment complex portfolio – make sure your assets stay protected!
Frequently Asked Questions
Do I have to disclose my rental property to my homeowners insurance company?
Yes! Failing to disclose rentals to your existing homeowners insurer, even if getting a separate policy for it, is considered fraud. Be upfront about all properties you own and rent out to avoid issues.
What specific details do insurers want on rental properties?
Insurers will request full addresses of all rental properties, ownership documentation, desired coverage types & limits, claims history, safety features present, tenant screening methods used and more. Provide requested details fully and honestly for accurate quotes.
Can I get by with only liability insurance on my rental?
While liability is the minimum legal requirement in most states, it leaves huge gaps. Without separate dwelling and loss of rents coverage too, you’d have to pay 100% out-of-pocket for any property damage or income losses from disasters. This could easily bankrupt you.
What deductibles should I choose?
While higher deductibles equal lower premiums, a $2,500+ deductible could sink you financially after disasters. Consider $500 – $1,000 deductibles, or aim for 1-2 months’ worth of rents. Just confirm separate loss of rents coverage applies regardless of your deductible.
How often should I review my rental insurance policies?
Re-assess your rental property coverage alongside lease renewals to confirm it aligns with local market rates and rebuilding cost changes. Big updates to the property may also warrant re-quotes. An annual insurance review protects your assets as conditions evolve.