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I'm under contract for a single family property and just had the house inspection done today. I had previously quoted for homeowner's insurance with Amica because I have heard good things about them and they are a local company. They quoted me what I consider a very good rate. They did, however, ask that I provide a copy of my house inspection report to them after it is completed. Amica also stated they would send somebody by after closing for a quick inspection/walk-through of their own.
Today after the inspection the inspector advised me that I should not give the report to anyone, including insurance, as it is for my use only. I'm undecided if I should or shouldn't provide the insurance the report. The inspection itself went fairly well, but there were a few issues noted. The house was renovated and there is a thermostat that doesn't work and the heat isn't coming on in two rooms. Also there are some holes cut in the garage fire barrier likely used to install new wiring, and the chimney masonry needs repair. Roof, siding, and everything else are pretty much solid. I will be asking the seller to fix some of these issues but I don't know that I can get them to fix every one before closing.
My main concern is having Amica take the report and then deny me and have that on my CLUE report and have to inform any other carrier of the denial. Obviously if the seller doesn't fix everything, I can't fix it until after closing, and I need insurance before I can close.
Your inspection you arranged in the process of buying a home is your inspection, not anyone else's business. The insurance company will do a different inspection. Many times, it is an exterior from the public street. Inspector drives up, takes photographs. Now in FL, you have to have a wind-mitigation inspection that is given to the insurance company but that is state-specific.
I wouldn't give that over. It's your inspection, you paid for it. There's no reason your insurance company needs it. They will send someone out and that'll have to do for them.
Your instincts are correct about CLUE reports, etc - what if they deal falls through for other reasons? You do not own this house yet - you should not be sharing details about it.
I would ask Amica how soon they will be able to do their walk-through inspection and finalize your insurance quote. If they push for a copy of your inspection report, I would decline (you are not obligated to give this to them ... and it can only work to your disadvantage). -- OTOH, it doesn't really sound like you have any major insurance (or repair) issues. The 'fire barrier hole' sounds like a simple wallboard fix, while a thermostat can generally be replaced for LT $100.
I guess the consensus is no report for them. I will contact the agent and let her know they are free to do a walk through before closing if we can set up a date/time. I'm assuming I should wait until the seller has met some of my demands to fix some of the issues before I have them come through, if they agree?
Any other insurer recommendations welcome as well. I went through the FBIC list of good faith insurers and Amica was at the top, one of the reasons I chose them. I want someone who will pay a claim when I need it.
We just switched from Amica because they raised our rates several hundred dollars the past couple of years. You should shop around. My clients have been seeing great rates with Liberty Mutual these days. They cover a lot, but also depends on location and amount of claims in the area, probably.
We used Allstate in NY and all they required was to walk the property to make certain assessments about the overall structure and safety (they did require us to have the in-ground pool covered as it was not usable but it did not have to be anything fancy). There was no need for them to even go inside. That should be all that is sufficient unless you were asking them to insure for extra value due to higher end fixtures or something special about the house, but it sounds like you're not.
I would definitely not provide a copy of the report, that will just give them a list of things to look for as potential problems.
FYI, we closed in late September and we had until the beginning of November to resolve the pool and a couple of other minor issues. So if you can't come to agreement with the seller, it should not be an issue.
I guess the consensus is no report for them. I will contact the agent and let her know they are free to do a walk through before closing if we can set up a date/time. I'm assuming I should wait until the seller has met some of my demands to fix some of the issues before I have them come through, if they agree?
Any other insurer recommendations welcome as well. I went through the FBIC list of good faith insurers and Amica was at the top, one of the reasons I chose them. I want someone who will pay a claim when I need it.
They will be looking for safety issues........roof......HVAC......pests.........le ad............electrical. They pay close attention to anything which could possibly cause a fire.
Typically, you'll have a 30 day binder, at which time they'll send their inspector out. Then they'll tell you that you have x amount of days to fix an issue or go find a new insurance company.
Is this an older home? Anywhere near the water (fresh or salt)?
Amica's the best you're going to get in this state...unless you qualify for USAA - which insures my primary residence.
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