The Best Homeowners Insurance Companies for 2020

To shop for homeowners insurance follow these steps:

1. Know the specifics of your home. You’ll need to know details like the age and square footage of your home, as well as the replacement cost and information about siding and roof types.
2. Decide how much liability insurance you’ll need in the event someone is injured on your property.
3. Combine these two to decide how much coverage you think you need.
4. Start the shopping process by gathering a list of potential home insurance companies and looking into their background. Since you’re already here you can read our guide and get many of these details from our research.
5. Look particularly at current policyholder satisfaction scores, and find out how the claims response for each insurer works. You want to know if you’ll be dealing with licensed adjusters or a third-party call center. Claims should be paid in a fair and timely manner.
6. Once you’ve narrowed the list to 3-4 insurance providers get quotes from all of them. Make sure to include any company you already have insurance through (auto, boat, etc.) since you should be able to get a bundling discount from them.
7. Cheap is good but you’ll also want to look beyond the price and know what is, and is not, covered by each policy.
8. Compare all your options, we know it can be tedious, so you can make the best choice for your home insurance needs.

How to choose the best homeowners insurance for you

Shopping for home insurance doesn’t have to be stressful. We suggest getting as much information as possible to ease your mind, and to choose the best home insurance for your needs. That is why we decided to do the research and put together this guide on how to choose the best home insurance. Most of all, here at The Simple Dollar, we are interested in helping readers make frugal and savvy financial decisions to save money.

1. Usually if you’re buying a house, you’re required to buy homeowners insurance before you can continue the sale. Remember, sometimes lenders will suggest insurers to you, but you don’t have to choose one of them.
2. How at-risk is your area for natural disasters like flooding, tornadoes and earthquakes? If your house could be damaged by falling trees or rising water, make sure you find a homeowners insurance carrier that covers these things in its basic coverage policies.
3. Do you have a home security system installed or plan to install one soon? Many of the best home insurance companies may offer discounts for extra layers of security that deter or prevent break-ins and burglaries. Furthermore, find a homeowners insurance carrier that will cover theft of jewelry or precious heirlooms in the event that you experience a break-in.
4. Read the fine print of the policy. While homeowners insurance may cover damage from thunderstorms, like hail damage, it may not cover flooding that seeps into your basement and damages your personal property.
5. Lastly, ensure that the homeowners insurance company makes it easy to file claims. If it’s difficult to submit pictures, documents and evidence, it soon becomes a hassle to use your policy. Especially during a stressful time, you want to make sure that you can communicate and file claims with as little stress as possible.

Types of home insurance

There are many types of home insurance (or HO). In fact, there are eight types. To choose the best policy, you need to know what each is.

• HO-1: Also called a basic form policy, HO-1 protects your home from the ten perils: Damage from aircraft, damage from vehicles, explosions, fire or smoke, hail and windstorms, lightning, riot and civil commotion, theft, vandalism, and volcanic eruption. This type of home insurance usually doesn’t protect any of your belongings inside the home, nor does it offer any liability protection.
• HO-2: Also called a broad form policy, an HO-2 policy protects you against every peril in the HO-1 policy and a few more, including: accidental discharge or overflow of water or steam, falling objects, freezing of household systems (including AC or heating), sudden and accidental damage from artificially generated electrical current, sudden and accidental tearing apart, cracking, or bulging of pipes, and weight of ice, snow or sleet. Unlike an HO-1 policy, the HO-2 policy also comes with liability and personal property coverage.
• HO-3: Called a special form policy, HO-3s are the most common type of homeowners insurance policy. An HO-3 covers every peril listed in an HO-2 and any other type of peril unless it’s specifically excluded (such as flooding). HO-3s protect any attached structures to your home (such as a deck or car garage) and your personal belongings. It also comes with liability protection.
• HO-4: This is the tenant’s form. This type of insurance is also called renters insurance. It comes with liability protection and protects a renter’s personal belongings. It does not cover the building that is being rented. It usually comes with additional living expenses.
• HO-5: This is called a comprehensive form. An HO-5 policy is much like an HO-3 policy in that it is an open-peril policy— meaning it covers any type of peril that isn’t specifically mentioned. Common exclusions include earthquakes, floods, infestations, foundation problems, intentional damage, landslides, mold, rot, mudslides, neglect, pets, rust and corrosion, war, nuclear damage and water damage.
• HO-6: This is the condo form. HO-6s are intended for condo owners and come with liability and personal property coverage. Though they don’t cover the entire building, they do cover the walls, floors and ceiling.
• HO-7: This is the mobile home form. Much like an HO-3, it protects mobile and manufactured homes.
• HO-8: This is the older home form. It’s also similar to an HO-3 policy, but it addresses special concerns that come with older homes. Often historic, landmark homes have an HO-8 policy.

Which type you get will depend on your needs, the type of home you have and how much you want to pay.

How does homeowners insurance work?

Home insurance is something we might complain about paying for, but it is also something that can provide great protection and peace of mind. For the majority of Americans replacing a damaged or destroyed home is simply inconceivable without the financial protection of a good home insurance policy. Not only can it protect you from total destruction, it will even pay for smaller damage that might be caused by a kitchen fire or hail storm. It can protect against theft and injury to others when they’re on your property. Home insurance covers a few different categories:

Dwelling: The policy pays to rebuild or repair your home if it is damaged or destroyed by disasters listed in your policy, including fire, lightning or hail.

Personal property: Any items inside your home, including furniture, clothes, musical instruments and electronics are also covered for the disasters mentioned or if they’re stolen. If you have many expensive items, such as jewelry or art, you may need additional coverage to protect the cost of the valuables.

Liability: Liability coverage protects you financially against lawsuits if a visitor is injured in your home or if a family member causes damages to someone else. It includes your pets — if they bite someone who visits or they damage something inside someone else’s home, your liability insurance will step in.

Homeowners insurance comes with a deductible — an amount that you’ll need to pay out of pocket before your insurance pays for the rest. Typical homeowners deductibles can be $500 or $1,000. The higher the deductible, the lower your premium may be (and your monthly payment). When an incident in one of these categories (or one of the supplemental coverages you add on), you file a claim with your insurer and they’ll assess the pay out or reimbursement.

What is not covered by homeowners insurance?

As much as insurance is meant to cover the things you can’t plan for, the inverse is also true: you need to plan for the things insurance doesn’t cover. There are certain situations unlikely to be covered by any insurance company — situations that can leave you on the hook for a lot of money if you aren’t prepared.

Here are some of the most common situations that homeowners insurance doesn’t cover:

• Flooding
• Earth movement caused by earthquakes, landslides and sinkholes
• Wind damage
• Simultaneous events, such as a storm that causes both wind and flood damage.
• Maintenance neglect (burst pipes, mold, ordinance changes, termites, etc.)
• Nuclear accidents
• Acts of war

What affects home insurance premium prices?

There are many factors that could affect your home insurance rate. Some of the most significant include:

• Replacement cost
• Deductible amount
• Credit score
• Location
• Home condition and age
• Your area’s vulnerability to weather events such as windstorms and hail
• Claim history
• Roof condition

The list above isn’t exhaustive, but it shows you how insurance companies take several factors into consideration when setting home insurance premiums. Higher deductibles can give you lower monthly premiums. Location can have a positive or negative impact. For example, if your home is close to a fire station you may get a lower premium. Also, different insurance companies will weigh these factors differently, which increases the importance of comparing rates from several companies. Chances are if you don’t get multiple quotes you’re going to end up paying too much. Consider some of the following ways to lower your home insurance premiums: choose a higher deductible, ask for discounts for safety devices, perform necessary home maintenance and home repairs, get a discount for bundling with other policies.

What is actual cash value vs. replacement cost?

The amount of coverage you get determines the magnitude of the risk the insurance company will absorb in the event something happens. Depending on your policy, you’re paid in one of two ways: actual cash value or replacement cost.

• Actual cash value is when your insurance company factors in depreciation when determining how much money to give you after a covered peril has occurred. This often comes into play after roof damage.
• Replacement cost is when your insurance company pays you the full amount to replace the destroyed or damaged property after a covered peril, regardless of its condition or age prior to the event.

The advantage of an actual cash value policy is that it’s cheaper than a replacement cost policy. It’s also a good option if your home or roof is in new condition, though you will want to upgrade to a replacement cost policy after a few years.

The advantage of a replacement cost policy is that you never have to worry about the gap between what your insurance company gives you and the actual cost of replacing the damaged or destroyed item. However, the downside is that it does cost more than an actual cash value policy. You can do some calculations to see how much it would cost to rebuild your home and which type of policy would be best for you.

Homeowners insurance FAQs

How much homeowners insurance do I need?

The amount of your homeowners insurance coverage depends on your home’s replacement cost and the value of the items inside your home. You may need to conduct an inventory of your belongings for the most accurate amount for your homeowners insurance.

Does homeowners insurance protect my appliances if they break?

Unfortunately, no. Appliances are covered under home warranty policies, which are applicable when an appliance’s warranty runs out then fails or needs repairs.

Will my premium go up if I make a claim?

Yes, your premiums will increase after you file a claim. Because of this, you may want to think twice before you file one. Weigh the cost of a potential increase in monthly payments, versus the cost for you to fix the issue yourself. This is especially important to consider if the claim won’t fulfill your deductible, which you’ll need to meet before insurance covers anything. Some insurers do offer a claim forgiveness feature which may be lenient on your first claim or will dismiss some after a few years of being claim-free.

Ask the Insurance Experts

Ellen Melchionni, President of the New York Insurance Association

1. What are some things homeowners can do to have maximum discount opportunities?

Homeowners need to first determine what is the right coverage for their needs. Once they decide what coverage is best for them, there are many ways they can save money. Listed below are things homeowners can do to maximize discounts.

• Purchase umbrella or bundled policies
• Develop, update or reevaluate home inventory lists
• Install or increase security systems
• Reduce or remove high liability property, if it is not being used (e.g. trampolines, pools and unsafe structures like dilapidated sheds)
• Raise deductibles

We also encourage homeowners to shop around if they want to explore coverage options and related costs. Additional discounts could also be available, so a homeowner’s best bet is talking to their agent or company representative. Homeowners should take a look at the information provided at thankgoodnessforinsurance.org. Tips are available on how to create a home inventory, keep your home in top shape and select the right coverage options.

2. How would you advise people to choose and/or adjust their deductible amounts?

A higher deductible reduces your insurance cost, and a lower deductible raises the cost of your insurance. If you’re looking to pay less for insurance, you could consider raising your deductible but be advised that you will need to pay more if you have a claim. Not surprisingly, purchasing more financial protection has a related cost. Every homeowner should determine what options, including the amount of the deductible, make the most sense.

Also, be sure to take a look at specific deductibles in your policy that may apply as a percentage of your home’s insured value. These deductibles are specific to a windstorm, named storm, and hurricane-related claims and are typically 1%-10% of the insured value of your home. These specific deductibles help decrease the cost of your insurance, but you should be aware of the deductible that may apply if you have a claim.

Stephanie Clemente, Jurisdictional Officer, Amica Insurance

1. What are some things homeowners can do to maximize discount opportunities?

Often, bundling multiple policies like home, personal automobile and umbrella with the same insurer will qualify you for multiline discounts. There also may be discount opportunities for installing mitigation features or monitoring devices in your home. Examples include locally or centrally monitored alarms for fire and burglary, water and gas leak detection devices, and wind mitigation features. For customers with older homes, your carrier could offer discounts for major systems upgrades like roof replacement, plumbing or electrical systems. I recommend homeowners reach out to their carrier directly and ask which discounts might be available to them. They may find additional discounts for paying premiums in full or having them automatically drafted from their bank account and availability of an electronic discount for receiving documents via email.

2. How would you advise people to choose and/or adjust their deductible amounts?

Ultimately, you’re deciding how much risk you have the ability and interest in retaining yourself before insurance carriers respond to any covered loss. A higher deductible selection can be attractive to many, as it comes with a lower policy premium.

There may be some restrictions on available deductible options placed on homeowners by mortgage lenders, and it’s important to confirm your selection is acceptable to your lender. Deductible options can also vary by state and carrier, so contacting your insurance provider and quoting different options to determine what makes the most sense is recommended.

Paul Tetrault, Executive Director, The Insurance Library

1. When does a homeowner need flood insurance and where can they get it?

Just about every homeowner should consider flood insurance because most standard homeowners insurance policies do not cover flood. Flood insurance is typically required by lenders when a property is in an area that makes it a high risk for flood. Basic flood insurance can be purchased from the National Flood Insurance Program, and there is a lot of helpful information at floodsmart.gov. The coverage provided by the NFIP is limited; however, owners can purchase what is known as excess flood insurance as a separate policy to obtain more coverage as might be needed to protect one’s assets.

2. Is it possible to own a home without homeowners insurance? If so, what are the pros and cons?

It’s possible, but it is unusual and probably not advisable. Securing and maintaining homeowners insurance is typically a condition of obtaining a mortgage. If an owner does not have a mortgage, it is not required by anyone, but it is a critical coverage for most individuals to have. It covers both the structures and personal property owned by the policyholder and also provides liability protection that responds when an insured is sued. This coverage pays for the retention of a lawyer to defend the insured in the lawsuit. It can also indemnify an insured that is found liable, depending on the circumstances and policy terms.

3. What should a homeowner consider when deciding whether or not to file a claim?

Something to consider is whether the loss is large enough so that it makes sense to file a claim. Very small claims might not exceed the policy’s deductible, which is the amount the insured is responsible for before the insurance company has to pay, or exceed it by just a little. Depending on the circumstances, filing a relatively small claim or multiple ones could affect future rates, which should be taken into consideration.