The Home Insurance Mistake You May Be Making
Common Coverage Options
Last June, after an electrical fire gutted their century-old Brooklyn home, Steven Lawitts and Nancy Ranger counted their blessings. No one was hurt, and they expected their homeowner's insurance would cover them. Even though they had been careful to maintain their replacement insurance policy with inflation protection, they didn't bargain on the estimated $50,000 needed to upgrade their original plumbing system, which couldn't be replaced as it was but had to be brought up to code. "Turned out our policy didn't cover that," says Lawitts.
A whopping 61 percent of American homes are underinsured by an average of 25 percent, according to a recent report by Marshall & Swift/Boeckh, a company that tracks building costs in North America. Anyone with a mortgage must carry some form of home insurance, and more than 95 percent of homeowners do. But, like Lawitts and Ranger, these families may eventually find that even though they're insured, they will be responsible for substantial out-of-pocket costs if they're forced to rebuild and don't want to settle for a lesser home than the one they were in.
One cause of underinsurance is confusion about what's covered by very different policies with very similar names. Here's an overview of the most common options, so you can determine what's best for you.
- Guaranteed Replacement Coverage. These policies cover whatever it takes to restore part or all of your house as closely as possible to the way it was, without financial limit. They guarantee that if your house is destroyed, it will be rebuilt to the same structural specifications and out of comparable materials (although they do not necessarily insure that one-of-a-kind materials will be replicated). Although these are not the least expensive of policies, the premiums are usually not unreasonably high. Unfortunately, these policies are increasingly rare, in part because insurance companies are reluctant to issue and fulfill them, owing to soaring costs.
- Replacement Coverage. While it doesn't guarantee that your house will be replaced as is and in full, this kind of coverage does insure your property up to a specific dollar amount, without any depreciation. The financial risk here stems from the rising cost of construction. A replacement amount that seems sufficient when you first buy the house may not cover the costs of reconstructing it 10 years later.
Insurers also offer extended replacement policies, which add a cushion of an additional 20 percent to 25 percent of coverage to the value you and the insurance company agree to insure your house for. Depending on the amount stipulated, replacement and extended replacement policies "can both be good deals," says Jeanne Salvatore, vice president of consumer affairs at the Insurance Information Institute, in New York City.
- Modified Replacement Coverage. This alternative lets insurers minimize the costs of repairing any damage done to older homes by using modern materials if they are less expensive than the original materials they are replacing. For example, when you have one of these policies, your original plaster walls might be replaced with Sheetrock.
- Luxury Home Policies. If you want to be sure that those stained-glass windows and customized moldings will be replaced with items of equal quality, this may be the right option for you -- if you can afford it. Names for these policies vary, but Chubb and other firms specialize in such products for expensive homes. Bear in mind that, like most other forms of home insurance, these policies won't necessarily cover all of a home's contents. For jewelry, fine paintings, antique furniture, silverware, and other valuables, you'll probably need extra endorsements known as "floaters" or "riders."
- Actual Cash Value Coverage. These policies are the least expensive but also the least desirable. The insurance company assesses the value of your house according to its age and condition, not market value. So although you'll have lower premiums, your policy won't give you enough to replace your home as it was.