Insurance on the Coast

Insurance on the coast comes in pieces, and the biggest surprise for newcomers is what the standard homeowners policy doesn't do. Flood damage is not covered by homeowners insurance — it is a separate policy, through the National Flood Insurance Program or a private carrier. Wind and hail are often split out too, either as their own policy or with their own deductible, which may be a percentage of the home's value rather than a flat number. Read that detail twice; a percentage deductible changes what a storm actually costs you.

The single best habit is quoting early — ideally before you write the offer, and certainly at the start of due diligence. Coastal quotes take longer than inland ones, premiums vary block to block and roof to roof, and a new flood policy can carry a waiting period before it takes effect. Your lender will require coverage in place at closing, and scrambling for it in the final week is a stress you can skip.

When you gather quotes, ask each carrier the same three things: what is excluded, how the wind deductible works in dollars, and what the roof's age does to the price.