Ask PIA

Bank insurance requirements—excess insurance

My client has a 1979 mobile home on a nice piece of property. The bank wants a replacement-cost guarantee in the amount of $47,000 to cover the amount of the client’s mortgage. Can they require something like this?

Insuring a sublet property

My insured has a homeowners policy insuring the home he occupies. He has another residence under lease that he now subleases to someone else. Can this residence be insured for liability under the Additional Residence Rented To Others HO 24 70 endorsement?

Homeowners nonrenewal notice

If a company chooses to nonrenew a homeowners policy, how many days’ notice must they give?

Terminated agents’ run-off: homeowners

I am a terminated agent. I thought that the company that terminated my agency was required to renew my homeowners policies through me for three years following my termination.

Midterm cancellation rules—homeowners

If a company missed its opportunity to nonrenew a homeowners policy when the three-year required policy period was up, can they now cancel midterm because of claims?

Bank must accept binder

We received a request from a bank to cancel a homeowners policy. Our insured is refinancing a mortgage, and the bank states our insured must have a one-year, pre-paid policy in order for them to set up an escrow account for the new mortgage. Must we act on the bank’s instructions?

Homeowners nonrenewals

I am a terminated agent. Can the company nonrenew our homeowners risks? If so, how much notice do they have to give?

’Roll-on’ coverage prohibited

I have always understood that it is illegal to “roll-on” coverages without the insured’s consent. Am I correct?

Condo rented to others

How do I cover building items for a condominium rented to others?

‘Special form’ claim types

My client has an HO-6 policy—named perils for structures and contents. I’d like to offer the Unit Owners Coverage A Special Coverages (HO 17 32) endorsement to him but I can’t cite examples of structure claims that are not covered by “broad form perils” but would be covered under the “special form.” Can you help identify some?

Coverage for executor

How can the executor of an estate be covered under homeowners and umbrella policies?

Parties off premises

My insureds are renting a Girl Scout Lodge to give a dinner party with about 30 people. It’s a strictly social occasion. They want to know whether their homeowners liability coverage will protect them in case of an accident at that location.

Covering rental property

My insured owns his residence, which we insure with a homeowners policy. He also owns, in common with his brother, another house that they rent out. Can I cover my insured and his brother adequately for liability by adding HO 24 70 Additional Residence Rented To Others endorsement to his homeowners policy and add the brother as an additional insured?

Horses

I recently received a marketing newsletter that implied that horses are not covered for liability under a homeowners policy if they are away from the premises, e.g., at a show. Is this true? What about suits when a personal riding horse causes an auto accident?

Condominiums—earthquake and flood

Should the unit owner purchase earthquake and flood coverage?

Condominium—assessments

Why won’t a high-loss assessment limit cover an assessment for a large deductible on the association policy?

Umbrella policy—condominium assessments

Will an umbrella policy cover loss assessments?

Homeowners—ordinance and law

How much ordinance or law coverage should be purchased on a homeowners policy?

Coverage during nursing home stay

My insured has been sent to a nursing home and it looks like he will be there several months. Will this affect his homeowners insurance?

Coverage for bike accidents

My insured’s car was hit and damaged by a bicyclist. To which policy—household auto or homeowners—should my insured look to recover for the damage caused by the bicyclist’s negligence?

Coverage for rented furniture in condo

Does the ISO HO 00 06 policy endorsed with the HO 17 33 Unit Owners Rental To Others form cover furniture that is rented by the insured and used to furnish a condominium that is regularly rented to others? The question arises, because the furniture in question is not owned by the insured.

Fallen tree—deductible

A tree fell onto my insured’s property as a result of the wind. His policy will cover the removal of the tree under the additional debris removal coverage. However, the company stated the policy deductible will apply, leaving very little actual coverage. Can the company apply the deductible in this situation?

‘Vacant land’ definition

What is “vacant land” as referred to in the homeowners policy? This is important, because vacant land is automatically covered as an “insured location” without being described on the policy. For example, if there were a well on the land, would it be vacant? What about a temporary structure?

Golf carts off course

My customer lives in a trailer park and owns a golf cart. Will his homeowners policy cover him while using the golf cart to visit his neighbors in the trailer park?

Horses

Will the Section II—Liability Coverages of the homeowners policy protect a policyholder from suits when a personal riding horse causes an auto accident?

Fallen tree

Because of weakness caused by termites, a tree fell from a neighbor’s yard onto our insured’s home. Should our insured make a liability claim against the neighbor, or should he present a property claim against his policy?

Long-term absence

I have a homeowners client who is going to Europe to attend medical school. While he is gone, his cousin will occupy the home. Are there any coverage problems with this scenario?

’Life estate’ coverage

I have been asked to insure a home that was left to three adult children in their father’s will but is to be occupied by their mother under a life-estate provision during her lifetime. How do I write this policy so that everyone’s interests are protected?

HO coverage and fallen trees

Has there been a change in homeowners coverage for trees that are blown down but don’t land on a structure? We think we saw something to this effect.

Protecting landlord’s furnishings

Our insured owns a two-family home. She lives in one apartment most of the year and rents out the other. But for four or five months each winter, she goes to Florida and rents out the apartment where she normally lives. Does she need any special insurance coverage to take care of this situation, other than her HO-3 policy?

Guaranteed replacement cost

My homeowners client, with a home that was built in 1893, is on a guaranteed replacement cost policy. Over the past four years, the company has re-appraised the home and endorsed the policy twice to show a total increase in the value from $1.5 million to $2.78 million—that’s an increase of more than $1 million! I don’t think this is fair, but what can I do?

Insuring time shares

My insured has purchased a time share in a condominium and wants to add this premise to his homeowners policy. The underwriter says no. Could you explain the coverage issues involved in light of this refusal?

Coverage while home repaired

My customer’s home was extensively damaged by fire while covered under an HO-3 homeowners form. Repairs have commenced while the insured is living at a temporary residence. Is the home protected during reconstruction in the same manner as it was prior to the loss?

Force-placed coverage

We have a client who had homeowners insurance since 1993 through an insurer with less than an A rating from A.M. Best. The mortgage was acquired last year by a mortgage company that required an A-rated carrier, and informed the homeowner of this new requirement. For a little over five months the homeowner remained with the prior company before we moved them to an A-rated carrier. Now the client’s escrow account has been charged for force-placed coverage during this five-month period. Can the mortgage company do this?

Natural disaster courses

I saw a new law took effect in New York that makes homeowners eligible for a reduction of their fire, homeowners and property insurance premiums if they complete a course on natural disaster preparedness, home safety and loss prevention. Where can I find information on these courses?

Condominium instruments

Why do I need to know the statutory requirements for condominiums?

Condominium unit

If a condo unit owner owns what is described as a “box of air,” why is Coverage A needed for a “box of air”?

Condominium fences

Are fences owned and installed by the unit owner insured on a replacement-cost basis? What will be the Coverage A limit if none is specified on the application?

Debit cards

Is a debit card treated the same as a credit card with respect to the homeowners policy “Additional coverages,” Item 6, “Credit card, electronic fund transfer card or access device, forgery and counterfeit money”?

Parents own young couple’s house

We insure a young couple who are living in a home purchased for them by their parents. The home is titled in the parents’ names, but only the couple lives there.

We could write a dwelling policy for the parents and an HO-4 for the occupants, but we feel this would be an unnecessary complication. We would like to write an HO-3 with both the couple and the parents listed. Would this cover everyone’s interests?

Business activities exclusion—’other structure’

We have an insured who has set up an office in her detached garage (she is a Mary Kay salesperson). Mary Kay is providing insurance that covers replacement of the company products she stores there. However, we are concerned about our insured’s business activity, and whether this business activity affects her coverage. If this business is excluded, is there any way to buy-back coverage?

Fundraising event

We have an insured with an HO-3 policy. He is planning to have a “carnival” for kids in his large side yard. He plans to invite selected friends and expects an attendance of 50 to 100 people. The purpose is to raise money for Cystic Fibrosis. He plans to ask for a $5 per person donation, with all proceeds going to the charity. However, the Cystic Fibrosis Foundation is not a party to this event.

The insured is renting a “Moonbounce” and will have other carnival games such as a ring toss, etc. The Moonbounce firm is not asking to be an additional insured, so that is not an issue.

My question is whether the “donation” angle could trigger the exclusionary definition of a “business.” The underwriter at the carrier is said to be “unhappy” about this exposure, but my concern is whether the event would be covered for liability or medical payments, not the underwriter’s state of mind.

Limitations on business pursuits coverage

We’re wondering just how to interpret the Business Pursuits (HO-71) endorsement. What additional protection could this endorsement give to our client who is a teacher?

Coverage for baseball-card collection

In the Insurance Services Office Inc.’s HO-3 policy, is there coverage for a baseball-card collection? Our insured has a collection that is valued at about $35,000 and our carrier won’t schedule it. What should we do?

Calculating the homeowners deductible

Our client had a homeowners claim involving a break-in. The $855 loss included $800 in cash stolen and $85 to repair the window. The policy was written with a $200 sublimit for cash and a $500 deductible. The company says that, because of the $200 coverage limit on cash, they will consider only $200 stolen, and since $200 plus $85 does not equal the deductible, the company owes no money. Our client believes the whole loss should be considered, the deductible applied, and a payment of $285 offered. How should this loss be adjusted?

Separate policies indicated when one spouse moves out

We have clients who are getting a divorce. Their home is in the wife’s name only. However, the wife has moved out while the husband is still living in the house.

The husband’s agent says that the wife needs to take out a dwelling policy and that our existing homeowners policy is not sufficient. We question this because the couple is still married at this point. Are two policies necessary?

DP tree removal provisions

Do the ISO dwelling policy forms (DP-1, DP-2 or DP-3) provide the same $500 additional coverage for tree removal as the ISO homeowners forms do?

Mortgagee’s claim limited by H0-2 provisions

Our client has purchased an HO-2 policy on his home. He could not keep up with his mortgage payments, so the bank proceeded to foreclose on the loan about the time he abandoned the premises. Apparently, before he left, he vandalized the dwelling and stole various fixtures that were part of the dwelling. Now the bank, as mortgagee, wants to make a claim against the HO-2 policy for the damage. Can they do this?

Collapse exclusion

My homeowners client had a five-inch thick and two-by-three-foot cement slab in front of his fireplace. The whole thing suddenly fell into the basement. Is the damage covered as collapse under his HO-3 homeowners policy?

Eligibility for HO-3; scheduled property

Our client is a woman who is divorced but continues to live in a house owned by her ex-husband. Can we write an HO-3 policy for her?

Row houses

We want to insure the owner of some row houses. Does the liability portion of an HO-4 policy cover a person who owns and occupies a one-, two-, three- or four-family house?

HO-6 coverage for wall-to-wall carpet

We deal with a lot of condominium associations and HO-6 policies. We see more and more condo associations executing agreements that state they will not be responsible for wall-to-wall carpeting and, therefore, it will not be covered by the association’s property insurance policy. We thought the HO-6 would not cover the wall-to-wall carpeting because it is part of the building. How do we address this exposure now that the condo associations are imposing this new restriction?

Flood loss excluded

We had an insured who was driving along a major highway when a flash flood occurred. She was rescued and evacuated from her vehicle by police. Unfortunately, she was on vacation and her vehicle contained food, gifts, clothing, her camera and other personal belongings that were all destroyed by the flood. We need to know whether there could be any coverage in her homeowners policy for the property in the vehicle, or whether it would be excluded due to flood being an excluded peril.

Theft from motorcycle

Somebody stole helmets, gloves and tools from an insured’s motorcycle when it was parked on the street. We filed a claim under the insured’s HO-4 policy, because we consider the stolen items to be personal property. The company refuses to pay the claim, stating that the items are motorcycle accessories. Who is correct?

Pollution exclusion—cause of loss

A family’s dog accidentally knocked a can of oil into their swimming pool. The oil caused major damage to the liner, lines, pump and filter. Would there be coverage under the ISO Homeowners 3 Special Form policy for this situation?

Damage from electrical current

Our client has an Insurance Services Office Inc. HO-3 policy. The insured’s tree fell on power lines leading to their house, which caused a power outage. When the electricity came back on, the power surge damaged their appliances. Is this damage covered?

Above-ground pools

Is an above-ground pool covered on the homeowners policy under Coverage B—Other Structures or Coverage C—Personal Property? I’ve been told it could be “contents” because the owners could pack up the pool and take it with them if they move.

Duration of residence

Our insured’s mother came to visit, planning to stay for a month or maybe longer. The mother slipped and fell. How long would the mother have to have stayed in the home to be considered a resident relative and thus unable to make a liability claim under our insured’s homeowners policy?

Son rents detached garage apartment

Our homeowners clients have a detached garage with an apartment above it where their son lives. Will the son have the same coverage as the parents regarding the structure, contents and liability protection?

Personal property in a vehicle damaged by water

Our insureds left their car parked on a street during a period of significant rainfall. Water in the street got so high that it damaged personal contents that they had left in the car. The damage to the car is covered by their auto policy’s comprehensive coverage. How could they get coverage for personal property within the car in a case like this?

Sewer back-up excluded; endorsement available

My homeowners policyholder has a sewer that runs across a neighbor’s property to connect with the main. He has an easement that authorizes this.

A contractor working for the neighbor damaged the sewer line with a vehicle, causing sewage backup in the insured’s house. About $10,000 in damage was incurred. Our homeowners carrier denied coverage, because the vehicle did not cause the damage on our insured’s property. What can we do?

Subrogation against tenant’s policy

If a tenant of the insured’s residence causes water damage to the home, can the homeowners insurer subrogate against the tenant for the damages?

Changing apartments

Our insured is moving from an apartment (which she is still responsible for under her lease until the last day of the month) into an assisted-living apartment. How can I keep the liability coverage effective on the old apartment until the end of the month?

Covering landlord’s furniture

Will the HO-4 policy purchased by a tenant cover the landlord’s furnishings in a rented dwelling?

Home sold—staying on

If our clients sell their home and make an agreement with the buyers for them to continue living there for two months, paying rent, would we need to change the homeowners policy they have to a renters policy?

Worldwide coverage

If a homeowner is planning to vacation out of the country, does his or her homeowners coverage apply worldwide?

Association bylaws—condos

Are the insurance requirements always located in the association bylaws?

Condominium—association bylaws

Do I really have to see the insurance requirements in the association bylaws? Can’t I just call and ask a condo association representative?

Airbnb and homeowners coverage

Some insurers are beginning to react to the emergence of Airbnb, a peer-to-peer agency for listing and booking accommodations connecting hosts and guests. One company is offering a package of coverages to supplement its homeowners policy. Another company provides coverage as long as the annual receipts do not exceed a modest dollar amount. However, my understanding is that homeowners policy eligibility includes up to two roomers or boarders. So, I’m questioning whether additional coverage is really necessary when an insured rents out a room of their apartment or home, as long as it’s not more than two people. Am I right?

Coverage for unregistered truck

Our client was trying to pull his boat out of the water (his property is directly on the water). First, he borrowed a neighbor’s truck, but the truck couldn’t do the job. Leaving the neighbor’s vehicle there, our client got an old four-wheel-drive truck that is not registered but used to plow snow on his property. Unfortunately, the brakes on the four-wheel-drive failed, and our client hit the neighbor’s truck. The insurer is stating there is no coverage under the homeowners policy nor the auto policy (the same company writes both). According to the insurer, there is no coverage under the homeowners policy because the vehicle is subject to registration; and none under the auto policy because it is not a substitute vehicle. Is the insurer correct?

Homeowners re-valuations

When can a homeowners insurer unilaterally re-value the home?

Condominium—large association deductible

There was a $20,000 property loss at one unit of a condominium and the association policy has a $25,000 deductible. The association now wants the unit owner to pay the amount of loss that does not exceed the deductible. Where does the unit owner get coverage for this assessment?

Homeowners additional insured

This question concerns a homeowners policy. A brother had leased a home to his sister for life. The home burned and the sister was killed. The brother does not think he was listed as an additional insured on the policy, but was listed on the deed to the home. The carrier is declining to pay the loss because the sister was the only insured named on the policy. Shouldn’t the brother be able to collect?

Condominium loss assessments—perils insured

If a condo association insures common property only for broad-form perils, how could the unit owner be protected for assessments made for damage caused by an unnamed peril?

Loss assessment trigger

A condominium association has experienced a property loss for which there may not be adequate insurance coverage. An assessment to unit owners has not been made (nor even discussed) at this time. If we increase the loss assessment limit before the assessment is charged to the unit owner, will the higher limit respond to this claim?

CGL protection for building renovations

If a homeowner hires a general contractor to renovate or build a home, what is the appropriate additional insured endorsement that the general contractor should add to his policy to protect the homeowner against losses caused by the general contractor or its subcontractors?

Special personal property coverage

Does anyone have some good examples of what would be covered under a homeowners policy with an HO 00 15 form that would NOT be covered without this?

Sewer back up through toilet

I have an insured whose toilet backed up during flooding conditions in our area. There was no surface water, just the water backing up through the toilet. The insurer has denied the claim based upon the sewer backup exclusion. Shouldn’t this be covered?

Debris removal

When figuring the replacement cost amount on a Homeowners Policy, some companies are including cost for debris removal. The debris removal is an additional coverage provided in the homeowners contract. Can the companies charge for this by including the amount in the dwelling replacement cost?

Town water-line connection

Is there any coverage provided under the HO-3 for damage to an underground water pipe connection from the town/city water line to the home if the pipe breaks?

Scheduled property/Coverage C limits

Does a payment made for a loss to scheduled property reduce the Coverage C limit available under an ISO Homeowners Policy?

Binder prior to closing

I have an attorney that is requiring a binder before he can give a closing date. No coverage has been bound because the insured does not own the property yet. I have advised the attorney that we need a closing date to issue the binder showing coverage is bound when the insured has an insurable interest in the property. How can I get around this type of problem with banks and attorneys?

Service vehicle

I have an insured who owns an all-terrain vehicle that is being used as a utility vehicle on their property (three acres with a barn and horses). How would their homeowners policy respond?

Contents in a temporary residence

Does the named insured need to obtain an HO-4 policy for a temporary residence for contents, while her home that was destroyed by fire is being repaired, or does her current HO-3 policy cover the contents in her temporary apartment?

Coverage C special limits

Coverage C—Personal Property in an ISO Homeowners Policy shows a special limit of liability of $2,000 for loss by theft of jewelry, watches, furs, etc. Does this mean for all other perils there is no limit?

Wine collections

My client has asked if his wine collection, valued at $300,000, would be covered under his HO-3 policy. I’m not sure if this would be covered under Coverage C—Personal Property coverage. What does PIA think?

Roof’s undamaged portion

I have a homeowners insured with a roof claim who has a detached garage and there is considerable shingle damage to one slope of the roof. The other slope has suffered no shingle damage but the shingles are old and dried out and there is some moss on the shingles of the other slope. The carrier says it is not responsible to replace the shingles on the other (undamaged) slope of the roof. They will pay to replace all of the shingles on the damaged slope. Is the carrier obligated to replace the shingles on the undamaged slope as well as the shingles on the damaged slope?

Notice to mortgagee

I’m concerned about the mortgagee notice provisions in the Insurance Services Office Inc. homeowners contracts. The policy language states, “If we decide to cancel or not to renew this policy, the mortgagee will be notified at least 10 days before the date cancellation or nonrenewal takes effect.”

What if the named insured requests cancellation? Will the mortgage holder be notified? We are concerned about there being a loss, and the bank possibly suing this agency for not letting them know the coverage was canceled?

Extent of CLUE information provided

Why does an umbrella claim related to an auto accident show up in the CLUE report for the client’s homeowners policy? We are unable to get homeowners replacement coverage due to this open claim.

Earthquake coverage for the condo or unit owner

I am writing a California condominium unit owners policy. The insured is not interested in earthquake coverage on his contents; however, because the association has no earthquake coverage on the building, he would like building coverage in order that he may recoup the $975,000 purchase price on the unit in the event of an earthquake. How does one go about protecting the insured in this case?

Definition of insured location—vacant property

Under the various ISO homeowners policies, there is automatic coverage for an “insured location,” which includes vacant land in its definition. If there is any structure on the land, is it no longer “vacant” land? In my mind, a fence on the property is a structure. If so, do you believe this creates a problem?

Binder prior to closing when refinancing property

We have insureds refinancing their home and the mortgagee is requesting a binder prior to setting the closing date. We could change the mortgagee on the policy and issue the binder but this would create a problem for the current mortgagee’s interest. Should the attorney be asking for an evidence of property insurance form to set the closing date?

Dwelling owned by an LLC

My limited liability company client owns a three-family rental dwelling that is insured on a dwelling policy with personal liability coverage. If the owner member is sued along with the LLC, where does he obtain coverage?

NYPIUA coverage limits can go to $1.5 million

What is the maximum limit available for a dwelling and contents coverage in the New York Property Insurance Underwriting Association?

Neighbor’s tree

I have a homeowners insured and their neighbor has a dead tree on their property that is leaning toward the insured’s home. The insured has contacted the neighbor about the tree, but the neighbor has done nothing about it. What further action can the insured take?

Roof/ice dam coverage

If you have an HO-3 policy with named perils on contents, would there be coverage for contents that were damaged due to water caused by gutters backing up due to ice or ice dams on the roof?

ATV registration and insurance

Does a homeowners policy cover an all-terrain vehicle? Does it matter where the insured operates the vehicle?

Secondary location

We have an insured who owns two condo units in the same building. Both are for his use. One is his primary residence and the other is used as an office, which also contains a guest bedroom. He does not sleep in this unit, but his girlfriend sleeps there occasionally. We wanted to write this as a secondary location. The company is stating this is not secondary because he does not sleep there. Is that the correct description of secondary residence? Must the insured sleep there? Is the fact that he spends time in this unit every day enough to show it is a secondary residence for the insured?

Insured location—home construction

We have a client who is building a new homeon a vacant lot he owns. He currently is renting and has an HO-4 policy. We asked the carrier if this HO-4 extends liability to this currently vacant piece of property and will this liability coverage stay in place during construction. The carrier uses the ISO HO 00 04. This is their response: liability is extended at no extra charge to vacant land as long as the vacant land is included in the declarations listed and listed as an additional premises. Once the land is no longer vacant, i.e., construction begins, liability will no longer be extended. It sounds like the insured should consider a builders’ risk for the new home. Is this accurate?

Swimming pool—water delivery

An insured suffered a covered swimming pool loss where the liner had to be replaced. Of course, to get to the liner, the water had to be drained. There is an agreed price between the carrier and the pool contractor for the replacement liner. Our insured is out the cost of the water that was drained and the insurance carrier says water is “excluded.” While we can agree that water is not covered, we are taking the position the carrier must cover the cost of labor to replace the water similar to a wall that a contractor needs to tear down to get to a leaky pipe.

Homeowners coverage for an indemnitee

Insurers we use to place homeowners policies with will not add a landlord or condominium association as an additional insured. Is there any other workable option that might satisfy these requests?

Driveway easement

I have a client who is buying a house directly in front of another house. The other homeowner must travel about 10 feet on the client’s driveway to gain access to his home. An easement has been executed to give the other homeowner legal access to his home. How can my client protect himself from liability arising out of the other homeowner’s use of the driveway? How does the other homeowner obtain coverage for his liability?

Fire after lengthy unoccupancy due to storm aftermath

What if my house is unoccupied due to the storm and a fire or any other type of loss happens? Will I still have coverage for the subsequent loss?

Tenant performing building maintenance

If a tenant provides all of the maintenance and upkeep on a home he is renting and, in return, the owner of the home provides a discounted rent, is there an employee-employer relationship and should the tenant be covered by a workers’ compensation policy?

Sump pump

A client just completed a $25,000 basement refinishing project. They are looking to make sure they have adequate coverage for it. Aside from flood coverage, is there any other coverage that would protect them from water damage?

Cyberbullying

Would a homeowners policy provide coverage in the event an insured is accused of cyberbullying?

Replacement cost vs. market value

Do you have any resource documents showing why to insure a home for reconstruction replacement cost vs. the market value or the differences between the two? This is a hot topic among our clients lately.

HO mold coverage

My insured discovered the growth of mold in her kitchen, which was caused by a water leak from the dishwasher. Does the ISO homeowners policy cover mold damage?

HO-2 vs. HO-3 coverage

Could you explain some of the differences between the HO-2 and HO-3 forms?

Boat rental

If an insured rented a boat (i.e., 21’ Bow Rider) to water ski and water tube on a lake for one week, would he have coverage?

Recreational drone coverage

My client purchased a small drone for recreational use. Can you tell me what coverage can be expected from a homeowners policy?

Damage when water backs up (or seeps) into a basement

Is there coverage under the homeowners policy when water backs up into an insured home, due to the overflow or the incapacity of the sewer system to handle the volume?

Damage to home from wind-driven rain

Where do I find coverage for rainwater that gets into a home due to wind damage to the structure?

Theft of a lawn

I was reading a news article about a woman who had her lawn stolen; that’s right, it seems that after speaking to her neighbors they reported a white truck and trailer parked at her house. No one thought it was suspicious. They thought it was just another landscaping job, but what happened was that someone stole her lawn. I was wondering how a homeowners policy would respond?

Skunk stink in the home

After a recent renovation, my client’s home was invaded by a pregnant skunk that burrowed into the soft ground. Will the homeowners policy cover the damage they made and the stink they left behind?

Children away at school

Does our homeowners policy cover our son or daughter while away at college?

Unauthorized use of E-ZPass®

My client’s vehicle was totaled on the Garden State Parkway and towed to a facility. He forgot to take out the E-ZPass® from the car and signed over the title to the car within three weeks of the accident. E-ZPass® continued to be used in excess of eight months by someone else. Would this be considered theft; and, if so, would coverage fall under the personal automobile policy or the homeowners policy?

HO-3 civil authority

My insured homeowners are contacting me, telling me that they are receiving checks from insurers for additional living expenses incurred because their property is located within a town under “civil authority.” What does this mean?

Roof’s undamaged portion

I have a homeowners insured with a roof claim who has a detached garage and there is considerable shingle damage to one slope of the roof. The other slope has suffered no shingle damage but the shingles are old and dried out and there is some moss on the shingles of the other slope. The carrier says it is not responsible to replace the shingles on the other (undamaged) slope of the roof. They will pay to replace all of the shingles on the damaged slope. Is the carrier obligated to replace the shingles on the undamaged slope as well as the shingles on the damaged slope?

ISO HO policy treatment of trusts

I heard that ISO made changes in its 2011 Homeowners Program with regard to trusts. Do you have any details on this?

Homeowners—earth movement

My client recently noticed that their foundation is cracking and appears to be “sliding.” All of this is a result of Superstorm Sandy. When we submitted the claim to their WYO flood carrier, the claim was denied. We also submitted it to their homeowners carrier who denied it. Is there any recourse for this, since it is obviously a result from the hurricane and flooding?

Homeowners—pet medical bills

We were walking our dog (on a leash) and a neighbor let their dog out of the house. It quickly came over and started mauling our dog. We were eventually able to get our dog out of harm’s way, but the attack did quite a lot of damage to the dog. The vet bills totaled over $10,000. Will our homeowners insurance cover the vet bills?

Damage to property of others

We have had two of our clients sustain damage to their homes at the hands of others. Since there was no question of liability in either of these cases, we suggested that they submit their claim to the insurance company of the responsible party. In both cases, the insurance companies told our clients that their loss would not be settled at replacement cost and suggested they collect under their own homeowners policy for the replacement cost and let their company subrogate the loss. Are they correct?

Raising/moving houses

Can you outline the exclusions in the standard homeowners policy that removes coverage for lifting/moving a house? Also the settling/subsidence issue. What coverage, if any, would a contractor’s commercial general liability policy provide? Would inland marine cover this in any way? What about completed operations issues?

Solar panels

My client is installing solar panels. How will their homeowners policy respond with coverage for them?

HO policy—Other structures limit

Does my homeowners policyholder need to be concerned about insurance-to-value for other structures?

Home in the name of an LLC

My client wants me to insure his home, but it is owned by the client’s LLC. What do I do?

Home warranty products

I keep getting questions from my clients about companies offering water-line replacement and sewer-line repair services for homeowners. They are asking whether they should purchase this protection. What should I tell my clients?

Condominium association assessments

In the event of an assessment from a condominium association, what date is used to determine whether there is assessment coverage (i.e., the date that the assessment is levied by the association or the actual date of loss)? The reason for the question is, a new unit owner purchases a unit and insurance with assessment coverage this year, but a slip and fall claim occurred last year. Will the HO-6 policy protect the unit owner that just recently purchased their unit?

Condominium assessments—perils insured

If the condo association insures common property only for broad-form perils, how could the unit owner be protected for assessments made for damage caused by an unnamed peril?

Power Failure

I just had a claim denial for a power surge to a central air-conditioning unit. The insurer is claiming the air-conditioning unit is excluded under Coverage C—Personal Property. I would think the air-conditioning unit should be covered under Coverage A—Dwelling. The insurer states that coverage requires a home systems breakdown endorsement.

Homeowners coverage and cannabis

Does the current ISO homeowners policy exclude materials and cannabis activities?

Contents in a self-storage facility

Does a Homeowners-3 policy cover personal property stored in a self-storage unit?