- Rebuild the main structure itself: “Building Coverage”
- Pay legal costs if a tenant sues you for medical injury: “Liability Coverage”
- Compensate you for lost rental income while a property is being repaired: “Loss of Use Coverage”
- Replace damaged maintenance equipment you keep on the property: “Personal Property Coverage”
- Pay for a tenant’s medical costs if they are injured on the property: “Medical Payments Coverage”
- Rebuild unattached structures like sheds: “Other Structures Coverage”
- Miscellaneous types of coverages like vandalism.
The biggest ticket items are building and indebtedness coverage, indeed let ’ s figure out how much you need of each.
How much Building Insurance?
Let ’ s starting signal with an easy number : how much is the real estate worth nowadays, ballpark ? Let ’ s assume you bought a rental property five years ago for $ 250,000 and you think it ’ s appreciated to about $ 300,000 now. Does that mean you need $ 300,000 in place indemnity ? No! Your real estate might be worth $ 300,000 but a big part of the prize is the land, not the build. The real question is : if there were a natural catastrophe that wholly destroyed your investment property, what would be the refilling cost ? If you could rebuild your rental property for $ 200,000 then that ’ s the number you need for building coverage. One way to estimate this substitution cost number is to look at your last tax assessment ; the tax assessor normally breaks out the tax into the measure of the domain + improvements ( buildings ). Be careful, though, because the current deprecate rate of your property might be less than the cheapest price you could pay to rebuild it.
For exemplar, your 30-year-old build might have a stream rate of $ 200,000, but if it burned down it might cost you $ 350,000 to rebuild it. Bottom line: select a place price coverage that is just enough to cover the replacement cost of rebuilding your rental property, but no more.
How much Liability Insurance?
For indebtedness coverage, it ’ randomness heavily to come up with an demand number of what you need, because it depends on your fiscal position and what kind of tenants you have. The cause your indemnity carrier offers indebtedness coverage is to protect you when a tenant or their guest is injured ( or suffers property damage ) and decides to sue you. For example, if your tenant slips on frosting while walking out to their car, they may file a lawsuit against you. Just like a homeowners indemnity policy, your landlord indemnity policy could kick in to settle with the tenant or defend the lawsuit.
But the interrogate remains : how much indebtedness insurance do you actually need ? Most landlords choose $ 1,000,000 in liability coverage for small 1-4 unit properties. As the number of tenants in a property increases, the luck of having multiple bombastic claims in a year besides increases. Bottom line: select a liability coverage limit that is gamey adequate to cover a dangerous injury lawsuit from your tenants.