New townhouse owner - many insurance questions!

Hello all —
I’ve read through ALL past 3 years of insurance-related questions on this site. My summary:
– Most/half of you use Brownstone Agency insurance,
– Rest recommend/are happy with Travelers, Jeff from Gotham reco, and Chubb

I’ve gotten 10! quotes from all the above + the Geicos, Statefarms, Allstates, etc. and I’m SO CONFUSED.

Our property is in Bed-stuy (no historical interiors), 2-unit townhouse, recently gut renovated (electrical, plumbing, roof, appliances), custom owner’s kitchen, but rest of interiors are fairly builder’s grade (rental unit kitchen/appliances more on the low end). The townhouse purchase is at about $1.7M.

1) How much coverage (replacement cost) should we take out?
All the above insurance companies come up with wildly vast calculations:
Statefarm: $680,000
Metlife: $720,000
Brownstone: $1.0M
Zurich: $1.0M
Cincinnati Financial: $1.5M, but will accept $1.4M
Chubb: $1.5 (but they think it should be more like $2.0M)

2) How much should homeowners insurance cost per year on a townhouse that’s similar to ours?
Statefarm: $2,296.00
Metlife: $3,652.00
Brownstone: ~$2,800/yr
Zurich: $1,605.00
CinFin: $3,504
Chubb: $4,055 (but probs more)

3) If you went with a “high-net worth” policy like Chubb, AIG, Pure, Cincinnati – was it worth it??
– What “extras” are you paying for that the average insurance company doesn’t cover?
– Is the claims ‘no-hassle’ customer service true?

4) Any recommendations on how to best compare these policies so it’s more apples to apples? How did you make this decision yourself? Went with that’s cheapest? Went with company with high reputation? Which insurance company should I NOT even consider?

5) For those that use Brownstone Agency — why do you like it?

Thank you for reading/responding!

cobblehillhome

in General Discussion 4 years and 3 months ago

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cobblehillhome | 4 years and 2 months ago

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Hi everyone, thanks for your help and insights on this!
We did finalize our HOI and decided to go with Cincinnati Financials. While Geico, Mutual Liberty and others were cheaper, they didn’t seem to cover the cost it of a complete rebuild (in the unfortunate and hopefully, unlikely scenario we’d ever need it). We decided the extra cost was worth it to feel secure as first-time homeowners.
(It’s likely that over the next year or two, we’ll switch to Brownstone agency or another provider, as we get to know our neighbors and other homeowners plus learn from our own experience.)

cobblehillhome | 4 years and 2 months ago

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Hi everyone, thanks for your help and insights on this!
We did finalize our HOI and decided to go with Cincinnati Financials. While Geico, Mutual Liberty and others were cheaper, they didn’t seem to cover the cost it of a complete rebuild (in the unfortunate and hopefully, unlikely scenario we’d ever need it). We decided the extra cost was worth it to feel secure as first-time homeowners.
(It’s likely that over the next year or two, we’ll switch to Brownstone agency or another provider, as we get to know our neighbors and other homeowners plus learn from our own experience.)

dorkofwindsor | 4 years and 3 months ago

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Checking out the cost of a sewer rider isn’t the worst idea.

Also, if you want to compare complaints etc to create a level playing field there is a ranking at the bottom of this article:

https://www.forbes.com/advisor/homeowners-insurance/best-homeowners-insurance-companies/

RobertGMarvin

in General Discussion 4 years and 3 months ago

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FWIW I’ve never had a problem with GEICO car insurance

JohnHancock | 4 years and 3 months ago

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Wow, I have Geico for the car as well….if that’s the case I assume most of the other companies will drag their feet as well. Insurance is such a racket

brokelin | 4 years and 3 months ago

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As to GEICO for car insurance, it works fine if you are careful and don’t get into accidents … until someone hits you (totally not your fault – you are hit by an 82-year old half-blind person who can’t feel their feet, and has let their own insurance lapse, since they “stopped driving,” so they aren’t covered) – then you are back to counting on GEICO to cover under your own uninsured motorist coverage. After that experience, I’ve got to find time to pick a better car insurer … recommendations welcome.

CG_ups | 4 years and 3 months ago

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Hey JP, did you finalize your townhouse insurance? Still need help?

andriywww1990 | 4 years and 3 months ago

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See what jp says about met life. This is what they told me – that their estimate was only an estimate for their puposes and it was for full replacement. I pointed out we have stained wood and i would not want paint grade and i did not like their estimate. They said full replacement. So thats were we went.

housepoor | 4 years and 3 months ago

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Watch out for co-insurance. This is a feature that will reduce your insurance coverage if it kicks in. If you have coverage for, say, $500,000 and a claim is over that (for a fire, for example, $650,000), co-insurance says that you under-insured your property and they can reduce the coverage by the overage – so you will end up with $350,000. At the end of the day, you want coverage based on the replacement cost (construction cost per sq ft x size of house). I would not trust anyone insuring an upcapped cost. No insurance company will take that kind of moral hazard.

RobertGMarvin

in General Discussion 4 years and 3 months ago

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No claims on my homeowners; a few on my car insurance that were the other guy’s fault. 🙂

andriywww1990 | 4 years and 3 months ago

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bob, a man of your standing, sensibilities, and maturity does not get in accidents. correct? no claims, no problem.

i do want to hear what people say about Met Life. i never hear good or bad.

RobertGMarvin

in General Discussion 4 years and 3 months ago

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Hmm, I’ve had GEICO car insurance for MANY years wii I think no problem. Still, I’d never consider them for homeowners insurance.

andriywww1990 | 4 years and 3 months ago

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DO NOT GO NEAR GIECO. i have them for my car and was involved in an mva that was not my fault and gieco offered way less than half what the other drivers insurance settled for.

We have met life.

cobblehillhome | 4 years and 3 months ago

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@leeb Thanks for reminding me to add —

Deductibles:
Statefarm: $2.5k
Metlife: $2.5k
Brownstone: $2.5k
Zurich: $1k
CinFin: $5k
Chubb: $5k

Levels of insurance beyond:
Statefarm: 25% more, so +$170k
Metlife: “uncapped” to rebuild, even if it exceeds covered cost
Brownstone: Up to building coverage limit… unsure about this one
Zurich: unsure — need to follow up with agent
CinFin: “Guaranteed Rebuild”
Chubb: 200% covered cost (so $3M total)

At this point, I would exclude Statefarm from the list of contenders.

cobblehillhome | 4 years and 3 months ago

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@leeb Thanks for reminding me to add —

Deductibles:
Statefarm: $2.5k
Metlife: $2.5k
Brownstone: $2.5k
Zurich: $1k
CinFin: $5k
Chubb: $5k

Levels of insurance beyond:
Statefarm: 25% more, so +$170k
Metlife: “uncapped” to rebuild, even if it exceeds covered cost
Brownstone: Up to building coverage limit… unsure about this one
Zurich: unsure — need to follow up with agent
CinFin: “Guaranteed Rebuild”
Chubb: 200% covered cost (so $3M total)

At this point, I would exclude Statefarm from the list of contenders.

RobertGMarvin

in General Discussion 4 years and 3 months ago

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I’ve used Brownstone Agency because it was the ONLY viable option when I bought my house 40+ years ago. Back then replacement costs [with like materials] were vastly higher than market value and Brownstone’s agreed value policies were the only way to avoid being screwed with a conventional co-insurance clause, in the event of a loss. Obviously that’s no longer the case, but, if it ain’t broke….
ALSO, I like that they write three-year policies.

Guest User | 4 years and 3 months ago

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Level of insurance beyond replacement value? Amount of liability,? And how about deductible? $2,500, $10,000?