{"id":2284,"title":"How Much Home Insurance Do You Need?","slug":"how-much-home-insurance-do-you-need","lang":null,"description":"A tornado rips through your town, reducing your home to a pile of rubble. In the aftermath, you discover that it’ll cost $350,000 to rebuild your home, but your homeowners insurance policy only covers $300,000 in rebuilding costs. That leaves you on the hook for the rest.\n\nTo avoid the financial disaster of being underinsured, review your home insurance coverage on a regular basis. Here’s how to figure out how much homeowners insurance you need.","content":"

Dwelling coverage

Start by making sure you have enough dwelling coverage, which pays for damage to your home’s structure. This includes the roof, walls and floors, built-in appliances, and attached decks and garages.

You should have enough dwelling coverage to rebuild your house if it’s destroyed. This amount is also known as the replacement cost. Note that it may not be the same as the price you paid for the home or the selling price today.

The replacement cost will reflect the size of the house, features and the cost of building in your area. For example, a big house with a high-end kitchen will cost more to rebuild than a modest one with standard fixtures. Your insurance company or agent can help you choose an accurate replacement cost.

Be aware that improvements to your home could boost your replacement cost. To make sure your dwelling coverage keeps pace, tell your agent about any major renovations you've made.

Guarding against rising costs

Your dwelling coverage limit may have been high enough when you and your agent first came up with it. But what if inflation or natural disasters have sent building costs skyrocketing since then?

There are a few ways to make sure your dwelling coverage won’t fall short. First, ask your insurer if there’s an inflation guard on your policy. This will automatically raise your coverage on a regular basis to hedge against inflation.

Second, ask whether your insurance company offers either of these options:

Extended replacement cost, which pays a percentage above your dwelling limit if your coverage isn’t enough.
Guaranteed replacement cost, which pays as much as necessary to rebuild your home after a covered claim.

These options may cost more, but they could make a big difference in your payout.

Example: Say the structure of your house is insured for $400,000. Here’s how upgrading to other types of coverage could change how much your insurer would pay to rebuild your home. (The table below assumes that extended replacement cost adds an additional 25% of coverage.)

Type of coverage	Amount
Replacement cost	$400,000
Extended replacement cost	$500,000
Guaranteed replacement cost	Whatever it takes to restore your home

Finally, you may also want to ask about ordinance or law coverage, which pays to bring your home up to current building codes during covered repairs. If you have an older home, making these updates might get expensive if you don’t have that coverage.

Other structures coverage

Do you have a shed, fence or detached garage? Make sure you have enough other structures coverage.

Insurers generally set other structures coverage at 10% of your dwelling limit. So if you’ve got $250,000 of dwelling coverage, you’ll have $25,000 for other structures. You may need to raise this amount if it’s not enough. For example, consider increasing your limits if you have a large studio in your backyard that would be expensive to rebuild. If you don’t have any detached structures, you could remove this coverage altogether.

Insuring your stuff

Furniture, clothing, electronics and other belongings are covered under the personal property section of your homeowners policy. Your personal property limit should be enough to replace all your belongings if they’re destroyed.

Personal property insurance

Figuring out how much all your stuff is worth can be overwhelming. Insurance companies usually set your personal property limit at a fixed percentage of your dwelling coverage limit. Often set at 50% or 70%, you can usually revise the limit up or down, depending on the value of your stuff.

The best way to estimate how much personal property coverage you need is to do a home inventory. This survey can also be useful when filing a claim.

In addition to choosing the right amount of personal property insurance, it’s also worth asking about how your belongings are covered.

Actual cash value vs. replacement cost coverage

Many standard homeowners policies cover your belongings on an actual cash value basis. This means if your stuff is stolen or destroyed, the insurance company pays the amount the items were worth at the time of the incident. Because most items lose value over time, you may not receive enough to buy brand-new replacements.

To avoid this, ask about upgrading to replacement cost coverage for your belongings. With this coverage, the insurer should pay for you to buy new items of similar quality.

Named perils vs. open perils

Most homeowners policies cover your stuff for damage from causes specifically named in your policy. These causes, known as perils, often include things like fire, theft, vandalism and wind.

You may be able to broaden your personal property coverage to “open perils” or “special perils” coverage. With this option, your insurer will pay for damage from any cause that your policy doesn't specifically exclude.

Coverage for valuable items

Homeowners insurance policies often have limited coverage for valuable items such as jewelry, furs, electronics and firearms. Jewelry theft may be covered only up to $1,500, for instance.

Depending on your insurer, there may be ways to make sure your valuables are properly covered. Scheduled personal property is one option, in which you insure an individual item such as an engagement ring. Your insurer may require you to submit an appraisal.

Did you know...

An appraisal is an evaluation of how much your stuff is worth, done by a jeweler or other professional.

The other option is blanket coverage for a collection of valuables. This typically raises the coverage limit for a given category, such as firearms or electronics.

Protecting your finances

Homeowners insurance doesn’t just cover your house and the stuff inside it. Your policy also covers you if you accidentally hurt someone or damage their property. This coverage comes in two forms: liability and medical payments.

Personal liability coverage

If someone sues you because they slipped on your icy sidewalk or your dog bit their child, personal liability insurance can help. If you’re sued and found at fault, it will pay for your legal defense and cover damages, up to your policy limit. It can also cover the payout if someone files a claim against your policy for injuries or property damage for which you’re responsible.

Homeowners liability insurance limits often start at $100,000. Higher amounts may be a better choice for you if any of the following apply:

You have a lot of savings or other assets that someone could target in a lawsuit.
You like skiing, hunting or other activities where you could injure others.
You have a dog, a swimming pool, guns or a trampoline.
You often host parties at your home.

Regardless of your risk, it’s wise to select a liability limit at least high enough to cover your assets.

Medical payments coverage

Medical payments coverage is designed to cover small expenses if someone gets injured on your property or due to your actions. For example, it could pay if someone trips on your stairs and needs a few stitches at urgent care. You don’t need to be found at fault for this coverage to pay.

Limits for this coverage tend to be relatively low, ranging from $1,000 to $5,000. As with liability coverage, you might want to choose a higher amount if you feel you’re more likely to need this coverage (if you have a dog, for example).

Covering your living expenses

The final piece of your homeowners insurance policy is loss of use coverage, also known as additional living expenses. This coverage pays for you to live elsewhere while your home undergoes covered repairs.

For example, it can take many months for your home to be rebuilt after a fire. Loss of use coverage can help cover the cost for you to rent another house during that time.

Many insurers set loss of use coverage at a percentage of dwelling coverage, such as 10% or 20%. Others specify a length of time for coverage, such as 12 or 24 months.

To determine whether your coverage limit is high enough, look at rental prices in your area. Note that your policy might also need to cover restaurant meals, additional commuting and moving expenses.

Other homeowners coverage you might need

You’ve set all your coverage limits, but you’re not quite done yet. To fill in any remaining gaps, consider whether you need the following additional policies or endorsements:

💧Water backup coverage. Pays for water damage if your sump pump fails or a drain backs up.

🌊 Flood insurance. Pays for damage due to storm surge, heavy downpours or overflowing bodies of water. Most flood insurance is backed by the federal government, though you can buy it through many major insurers.

🏚️ Earthquake insurance. Pays for earthquake damage, which standard homeowners policies don't cover.

Frequently Asked Questions

What is the 80/20 rule for home insurance?

The 80/20 rule is a common part of home insurance policies that says homeowners must have coverage for 80% of the home's replacement value in order to be fully insured. This leaves homeowners to pay 20% of any potential rebuilding or repair costs.

For instance, if it costs $400,000 to rebuild your home, you would need to have at least $320,000 in dwelling coverage. If you’re not carrying enough coverage, insurers may adjust your payout to match the actual cash value of your home.

This rule is designed to prevent homeowners from being underinsured. In some states, it’s legally required.

How much homeowners insurance do I need for a mortgage?

While the amount of insurance you’ll be required to carry could vary, most lenders want homes insured for 100% of the dwelling’s replacement cost to cover their investment.

In some cases, homeowners may only be responsible for carrying enough insurance to cover the balance of the mortgage. Many lenders also require homeowners to have a minimum amount of personal liability insurance.

How much is homeowners insurance on a $400,000 house?

The average cost for homeowners insurance for $400,000 in dwelling coverage is $2,490 per year. But keep in mind that if your home is a custom build or has high-end features, it’ll cost more to rebuild and you might need more coverage than the average homeowner.

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