Can my credit score affect my home insurance premiums?

It pays to have a good credit history. Case in point: Homeowner insurance companies tend to give their better rates and terms to consumers who pay their bills and loans, in full, on time. A number of homeowner insurers weigh your credit history in making underwriting decisions, confirms Selective Insurance spokeswoman Cynthia B. Heismeyer who explains why.

"Insurance scores, based partially or wholly on your credit information, help insurers assess risk and charge the appropriate rate based upon that level of risk," observes Heismeyer, Selective Insurance`s assistant vice president of corporate communications.

"Statistically, it has been proven that people with poor insurance scores are more likely to file a claim," notes Heismeyer. "Historically, homeowners rates had been based on the characteristics of the structure itself. The insurance industry is now shifting the focus to include characteristics of the occupants, and insurance scores are one of those factors."

Heismeyer says that a credit-based "insurance score" from a consumer`s credit report is used to predict how often he or she is likely to file claims, and/or how expensive those claims will be. Heismeyer indicates that studies by insurance regulators, universities, independent auditors and insurance companies all have shown that an individual's credit history is a proven, strong indicator of how likely that person is to file a future claim.

Here are some basic facts about credit-based insurance scores, according to the Insurance Information Institute, of New York:

• They allow insurers to charge lower premiums to customers who are better risks.
• These types of scores are totally objective and "blind" - insurance scores never factor in a consumer's income, race, address, marital status, age or nationality.
• They promote competition, which means more choice for consumers.

Chubb doesn`t use credit-based scores in homeowners insurance underwriting decisions, but Chubb spokesman Mark Schussel points out that his company has "other ways to determine the acceptability of a risk." Chubb goes "beyond what`s contained in the insurance application," said Schussel who then gave an example.

For instance, Schussel says, the application doesn`t provide enough detailed information about the type of materials and craftsmanship used in a home as well as specific exposures a home faces and what steps a customer has taken to mitigate those exposures. That`s why we visit many of the homes that we insure."

Credit-based insurance scores are "blind" and objective, points out Lynn Knauf, director of personal lines for the Property Casualty Insurers Association of America, in Des Plaines, Ill. She stressed that credit-based insurance scores don`t consider a consumer`s race, nationality, income, marital status or location.

American Insurance Association`s Dave Snyder focused on what he described as one of the benefits of credit scores in the homeowners insurance equation. "They enable insurers to offer many more pricing levels than before," Snyder says. Citing example, Snyder noted that those with "good credit-based insurance scores can get lower premiums on their homeowners insurance than they could have, say, 10 years ago before credit scoring came to the forefront."

"The addition of credit scoring gives the homeowners insurance company a clearer idea on how to price a particular risk and in the process gives consumers assurance that they`re not paying more than they should for coverage," says Snyder, assistant general counsel for AIA in Washington, D.C.

Snyder believes that experience has shown that fiscally responsible consumers who have solid credit histories have fewer losses than those with spotty or poor financial track records. "From the insurer`s standpoint," observes Snyder, "credit information serves as an indicator as to how well a person manages financial risk. A person who keeps his finances in order tends to keep his or her home in good shape, and probably drive more safely as well. In addition, homeowners insurance losses for people with the worst credit tend to run much higher than that of consumers with the best insurance credit scores."

A final thought on credit scores comes from Safeco Insurance spokesman Paul Hollie. "Personal credit reports are available from several organizations, including Experian, Equifax and TransUnion. Reviewing your credit and cleaning up inaccuracies should be an annual ritual, no different than checking on your personal retirement accounts or checking your fire alarm batteries," says Hollie.

Talking to Your Parents About Insurance

Are your parents adequately protected against financial loss? What if your parents' home burns down and there is insufficient insurance to cover the entire loss--can they come live with you? What if one of your parents is held liable for someone's injuries, but does not have liability insurance--will he or she be financially ruined? What if a parent becomes seriously ill and needs long-term care--will he or she have the financial resources to pay for this contingency? What if one of your parents dies unexpectedly--will the surviving parent have enough money to live on?

If you're a member of the baby-boom generation, your parents may be of an age where these concerns may be troubling you. The only way to get the answers and ease your worries is to have a heart-to-heart talk with your mother and father. This may not be easy for some people, but if you shy away from this topic, the consequences could be devastating. Your parents were there to talk to you about the tough issues--now you need to be there for them. How you choose to approach them will depend on the type of relationship you share (e.g. adversarial, open and warm). Here are some tips on how to break the ice:

Prepare for resistance

Your parents may find inquiries regarding insurance intrusive, regardless of the fact that you're trying to help. They may feel it's none of your business, or that it's demeaning for you to assume they haven't made the proper arrangements. Be prepared to explain that you're simply concerned about their well-being and don't mean to be nosy or presumptuous.

Keep it private

A discussion about insurance involves issues that are personal. Broaching the subject in a restaurant or other public setting is inappropriate. Keep the conversation private, and choose a setting where your parents feel comfortable--at their own kitchen table over a cup of coffee, for instance. Also, don't rush the conversation. Even though you shouldn't expect to finish or resolve anything during the initial exchange, be sure you've set aside enough time to comfortably address everyone's concerns.

There's safety in numbers

If you have siblings, encourage a group discussion. If your parents see that all of you feel strongly, they may be more amenable to talking openly and considering your advice. If that's not possible, at least talk to your siblings about your parents' situation. Of course, if you have a sibling who is particularly good at rubbing your parents the wrong way, then perhaps you will want to exclude him or her from the discussion.

Be direct

Sometimes, the best approach is to put all your cards on the table from the get-go. If this is an option for you, find the right time and place, then just say, "Mom and Dad, we need to talk . . ."

The "I have a friend" approach

If a more subtle method is to your liking, you might describe an experience (real or hypothetical) that illustrates the consequences of not being adequately insured. For example, you could say something like: "Joe's father went into a nursing home a few years ago. His father didn't have long-term care insurance, so now Joe has to sell his father's house."

Discuss your own plans

Another indirect strategy is to talk about your own insurance needs or plans. Once the discussion is under way, you can steer the subject in the direction of your parents' insurance needs.

Ask for their advice

Parents are used to giving advice to their kids, not getting it from them. Start by asking them what they think you should do about a particular insurance issue. For example, you might ask if they think you should increase your life insurance now that a grandchild has been born, or drop the collision coverage on your 10-year-old car. From there, you can divert the topic to their own insurance needs.

Ask a simple question

Another "lead-in" approach involves asking a seemingly innocent question, such as: "Who is your insurance agent?" or "do you keep your insurance policies in case of an emergency?" Whatever answer your parents give will be an opening for you to ask other questions that are on your mind.

Bring in the big guns

Perhaps not during the first discussion, but at some point in time you may want to make an appointment with your (or your parents') insurance agent for an evaluation of your parents' insurance situation and needs.

Be patient

Realize that this process takes time. Your parents may need to think things over, and it may take several discussion sessions to work out all the details.

Follow your parents' wishes

Finally, remember that just because your parents have agreed to let you help doesn't mean that you can take charge and do things your own way. You should act only when and how your parents want you to.

Issues to talk about

Once you have successfully begun a dialogue with your parents about insurance, make sure you cover all the pertinent issues. Here are some you should not miss:

* What policies do they currently have?
* What policies do they have, but no longer need?
* What policies don't they have, but need?
* What are the details of their current policies?
* Do their current policies provide adequate coverage? too much coverage?
* How much can they afford to pay for premiums?
* If there are beneficiaries, are the proper persons named? Have the proper designation forms been completed?
* Who should be responsible for paying the premiums (you or your parents)?
* Where are the policies kept?
* Who is their insurance agent?

In addition, make sure you address each type of insurance that may be important for your parents, which may include:

* Health insurance
* Long-term care insurance
* Life insurance
* Homeowners insurance
* Auto insurance
* Disability insurance (though this may not be important if your parents do not have job earnings to replace)

Will Your Home Insurance Go Up if You Buy a Pit Bull?

Homeowner insurance premiums probably will take a bigger bite out of your wallet if you own a pit bull or other breeds of dog that are known to be aggressive. That's the word from insurance experts such as Eric Goldberg, assistant general counsel for the American Insurance Association, in Washington, D.C., and Dr. Robert Hartwig, chief economist of the Insurance Information Institute (III), in New York.

Says Goldberg: "Insurers compile all kinds of data on potential loss, including statistics on the various breeds of dogs that cause bodily injury by biting people. Chances are you'll pay more for homeowners insurance if you own a pit bull or other type of dog that's widely recognized as aggressive and known to bite people."

Matter of fact, the insurer might decide to non-renew your policy if you own a pit bull, warns Goldberg. The bottom line from Goldberg's perspective? "If you are a dog lover and you are concerned about how much you pay for homeowners insurance, don't buy a dog that is known to bite," explains Goldberg.

To help keep down your homeowner insurance premium, a responsible dog owner should have his or her dog spayed/neutered and have the family pet undergo obedience training at, say, the local humane society. "The insurer might take these matters into consideration, depending on various factors such as the breed of dog and whether it has a history of aggressive behavior," explains Goldberg. "Check with your homeowner insurer about that."

III's Bob Hartwig notes that with certain dog breeds, "you might find homeowners insurance either difficult to get or more expensive. This will be particularly so if your particular dog, regardless of breed, has a history of vicious behavior such as biting a neighbor's child or a visitor to your home."

Dog bite statistics support Hartwig's position. Insurers pay out over $300 million in dog bite liability claims annually, says Hartwig. "Aside from trip and falls," Hartwig says, "dog bites are right up there at the top among homeowners liability claims." Hartwig advises dog owners "to make sure that their dogs are tame, obedient and well-trained, regardless of breed."

Hartwig warns that dogs should not be allowed to run loose around the neighborhood or kept in an unfenced yard, and he cited an example to drive home his point. "You're going to be held legally liable if a child, walking by your house, pets your dog and gets bitten," says Hartwig. "A dog would be considered an 'attractive nuisance,' for which you'll be unable to pin the blame on someone else such as by suggesting that the neighbor's child was teasing your dog."

Insurance trade group spokeswoman Lynn Knauf cites what she describes as "one of the saddest stories that show the potential for harm of certain breeds of dogs." The tragic set of circumstances Knauf was referring to took place in Northern California a few years back. The case centered on 33-year-old San Franciscan Diane Whipple. Whipple was mauled to death by two Presa Canarios, a breed of dog that is frequently bred for protecting property and fighting.

Each year, there are a disturbing number of fatal attacks and horrible injuries caused by certain breeds of dogs," says Knauf, director of personal lines for the Property Casualty Insurers Association of America, in Des Plaines, Ill.

Certain breeds can bite with a force averaging 1,000 pounds per square inch, says Knauf, "while others can bite with twice that force, enough to seriously injure a child or adult in seconds. These fierce and often unprovoked dog attacks are reason enough for some homeowners insurance companies to include such information in risk assessment decisions."

My Tree Fell on My Neighbor's Porch - Whose Home Insurance Covers the Damage?

Sometimes, a tree falls in a forest and someone does hear it. Or, it falls onto your neighbor's property and damages something. When that happens, their homeowners insurance company will be the one to hear about it.

Dr. Robert Hartwig, President of the Insurance Information Institute (III) knows first-hand how homeowners insurance can become involved when one of your trees falls on a neighbor's property.

Whose Insurance Pays?
If one of your trees falls and damages a neighbor's property, "generally speaking, it is your neighbor's insurance policy that is called upon to pay the damage," points out Hartwig. "Since his insurance is being impacted," Hartwig continued, "you probably won't face an insurance premium increase as a result."

However, "your neighbor could come after you to cover his deductible. Matter of fact, when one of my trees fell on my neighbor's fence, it destroyed some of his fence and damaged fruit trees. In the interest of neighborly relations, I voluntarily paid for a new pear tree, so between what the insurer paid and what I paid, he didn't have any out-of-pocket expense," says Hartwig.

The upshot? "My neighbor and I are still on speaking terms, which is a good thing. I paid for the new fruit tree, because I thought it was the right thing to do, although I was not obligated to do that." Hartwig's story underlines the fact that, in general, your neighbor's insurance covers your neighbor's property. However, although you and your insurance company may not legally have to make a payment, it's usually best to maintain good relations with those around you.

Negligence Liability
The major exception to the rule of thumb that your neighbor's insurance will pay is the case of negligence on your part. If your tree was dead or diseased, and a judgment or settlement finds that you knew or should have known about that, you could be legally liable for the damages. This is especially true if your neighbor has documentation proving that he or she complained to you or the city about the state of your tree.

Section two of most homeowners insurance policies covers liability, including the cost to defend you in a lawsuit. Your neighbor could submit a claim to your insurance company if they believe you are at fault. If your neighbor sues you, claiming that you were negligent in failing to take care of your tree, your insurance company will pay to defend your case, and will pay for damages if you're responsible. The cost of legal defense is in addition to policy liability limits, although the amount of damage paid for is subject to these limits.

Prevention is the Best Cure
To avoid this situation, have your trees trimmed and inspected periodically to make sure they're not dead or falling down. If you're worried about trees on your property falling during a storm, have them trimmed or removed. If you are concerned about a neighbor's tree, write a polite letter to your neighbor and the city, but realize that it may cause a disagreement.

Other Homeowners Insurance Options
Another option under your own homeowners insurance policy is the Damage to Property of Others coverage in the Other Coverages portion of the liability section. This coverage does not have a deductible and it can be used without a judgment or admission of legal liability, which can help speed up the payment process. The amount of coverage for Damage to Property of Others, typically $1,000, is in addition to the policy's liability limits. However, remember that using your own insurance constitutes a claim against it and a possible premium increase. Therefore, only use this type of coverage if you can't afford to pay for the damage yourself.

If your tree falls on your neighbor's porch, your neighbor's homeowners insurance will usually pay for the damage. However, remember that each area has different laws, and each policy has exclusions explaining what is not covered.

How to Update Your Home Insurance

Has the value of your home been increasing every year? Or, are you concerned that your homeowners insurance company might not be willing to renew your policy, as was recently announced in Florida? In today's economy—both situations mean it's time to take a close look at the value shown on your home insurance. And update your current policy or get ready to shop for a new one. You might even reduce your insurance costs.

First—some basic information
When you bought your home and insured it for the first time, your agent probably measured the home and asked you for basic information about the number of bedrooms, bathrooms, living spaces and extras like a fireplace, deck, finished basement—and dogs (because certain breeds may increase your rates). Based on the size, construction and interior finish of your home, it was insured for a certain amount, which is listed on your policy as either the Actual Cash Value or the Replacement Cost. Remember, that what you are insuring is the cost to repair or rebuild your home—and that does not include the value of the land. In other words, the value shown on your policy does not include the value of your lot.

Most insurance companies have a formula for increasing the amount of coverage every year, to keep pace with increases in the cost of materials and labor. So, if you've owned your home for a while, you've probably seen small annual increases in the covered amount, and most likely in your insurance premium. But, a formula that automatically increases the value of a home is not perfect. And, sometimes the coverage amount is overstated.

Ask for a home insurance policy review
Each insurer has a different approach to when and how they will review a home's value, so ask your agent or call your insurance company. The time to do this is before your policy renews, so that the value can be re-assessed and your insurance premium can be adjusted before your bill arrives.

What you can expect is that either your agent or an underwriter at the company will ask you a series of questions about your home, in order to determine the current value for which it should be insured. Common questions include whether you've replaced any major items like a furnace or hot water tank, the condition of your appliances and flooring, and other items that have changed since you first insured your home. If this re-assessment shows that your home value was actually higher than it should have been, you can expect a rate adjustment at your next policy renewal.

What happens when market values drop?
If home values have declined in your area, you might expect your insurance bill to drop, too. Sadly, that's not the case because what you're insuring is the cost to repair your home—not to sell it. Since the basic costs of building materials and contractors' labor rates are not going down, repair costs will continue to increase—and your insurance coverage needs to keep pace with those increases.

So, why would a home insurance adjustment ever help? Since insurance is designed to compensate you for the value of what you could lose, the cost to replace those things that depreciate over time might decrease from year to year. For example, while construction costs go up every year, the cost to replace your appliances or flooring will decrease as those items depreciate. Thus, the covered amount on your home insurance policy should increase very slowly each year—and that's why we recommend that you double-check it.

Do a home inventory today
Ok—we know this never makes it to the top of the to-do list. But, seriously, if you spend one hour doing a video, taking digital pictures or even completing a handwritten list, it will pay off if you ever have a fire, flood damage or a theft. Once your inventory is complete, be sure to keep a copy at work or give one to a relative, so you can find it when you need it.

Compare rates and coverages every three years
Even if you don't live in Florida or your rate hasn't changed recently, it's a good idea to ask another company for an insurance quote—and see what value they assign to your home, based on their questions. Every insurance company asks slightly different questions—and may provide you with a value that's closer to your sense of the market value. And, you might find different deductibles or discounts that can help you save even more. If you decide to switch, you may want to change your car insurance, because many companies offer a multi-policy discount.

How to Update Your Home Insurance

Has the value of your home been increasing every year? Or, are you concerned that your homeowners insurance company might not be willing to renew your policy, as was recently announced in Florida? In today's economy—both situations mean it's time to take a close look at the value shown on your home insurance. And update your current policy or get ready to shop for a new one. You might even reduce your insurance costs.

First—some basic information
When you bought your home and insured it for the first time, your agent probably measured the home and asked you for basic information about the number of bedrooms, bathrooms, living spaces and extras like a fireplace, deck, finished basement—and dogs (because certain breeds may increase your rates). Based on the size, construction and interior finish of your home, it was insured for a certain amount, which is listed on your policy as either the Actual Cash Value or the Replacement Cost. Remember, that what you are insuring is the cost to repair or rebuild your home—and that does not include the value of the land. In other words, the value shown on your policy does not include the value of your lot.

Most insurance companies have a formula for increasing the amount of coverage every year, to keep pace with increases in the cost of materials and labor. So, if you've owned your home for a while, you've probably seen small annual increases in the covered amount, and most likely in your insurance premium. But, a formula that automatically increases the value of a home is not perfect. And, sometimes the coverage amount is overstated.

Ask for a home insurance policy review
Each insurer has a different approach to when and how they will review a home's value, so ask your agent or call your insurance company. The time to do this is before your policy renews, so that the value can be re-assessed and your insurance premium can be adjusted before your bill arrives.

What you can expect is that either your agent or an underwriter at the company will ask you a series of questions about your home, in order to determine the current value for which it should be insured. Common questions include whether you've replaced any major items like a furnace or hot water tank, the condition of your appliances and flooring, and other items that have changed since you first insured your home. If this re-assessment shows that your home value was actually higher than it should have been, you can expect a rate adjustment at your next policy renewal.

What happens when market values drop?
If home values have declined in your area, you might expect your insurance bill to drop, too. Sadly, that's not the case because what you're insuring is the cost to repair your home—not to sell it. Since the basic costs of building materials and contractors' labor rates are not going down, repair costs will continue to increase—and your insurance coverage needs to keep pace with those increases.

So, why would a home insurance adjustment ever help? Since insurance is designed to compensate you for the value of what you could lose, the cost to replace those things that depreciate over time might decrease from year to year. For example, while construction costs go up every year, the cost to replace your appliances or flooring will decrease as those items depreciate. Thus, the covered amount on your home insurance policy should increase very slowly each year—and that's why we recommend that you double-check it.

Do a home inventory today
Ok—we know this never makes it to the top of the to-do list. But, seriously, if you spend one hour doing a video, taking digital pictures or even completing a handwritten list, it will pay off if you ever have a fire, flood damage or a theft. Once your inventory is complete, be sure to keep a copy at work or give one to a relative, so you can find it when you need it.

Compare rates and coverages every three years
Even if you don't live in Florida or your rate hasn't changed recently, it's a good idea to ask another company for an insurance quote—and see what value they assign to your home, based on their questions. Every insurance company asks slightly different questions—and may provide you with a value that's closer to your sense of the market value. And, you might find different deductibles or discounts that can help you save even more. If you decide to switch, you may want to change your car insurance, because many companies offer a multi-policy discount.

Insurance Tips for Homeowners

You've unpacked your things and settled into your new home. But have you thought about how this will affect your insurance needs? Buying a home involves more than just making sure you have homeowners insurance coverage. If you've recently purchased a home, here are some types of insurance that may be impacted by your recent move.

Homeowners insurance

If you have a mortgage, your lender probably required you to obtain some level of homeowners insurance coverage. However, you'll want to make sure that the amount of coverage that you have will adequately protect you for all possible losses. Homeowners policies set coverage limits for specific items (e.g., jewelry), so you may want to look into purchasing a separate endorsement or a floater if you feel that you need to increase your coverage. You also need to know if you have "replacement cost" coverage on your personal property and if you are covered for earthquake damage.

Flood insurance

Homeowners insurance does not provide coverage for flood damage. But those living on a riverbank or near the ocean are not the only ones who warrant flood protection. Even if you live in a low-lying area (e.g., near a creek), you may want to look into purchasing flood insurance. Most companies that sell homeowners insurance also sell flood insurance, so try contacting your own insurance company for more information.

Auto insurance

If you think that there is no connection between buying a home and auto insurance, think again. If you're ever in an auto accident that is the result of your negligence, all of your assets (including your home) could be subject to liability claims if the claims exceed the liability limits of your auto insurance policy. So, you should re-evaluate the existing liability limits on your auto insurance policy to make sure that you have adequate coverage to protect your home. If you feel that you need even more coverage, you may want to look into purchasing a separate umbrella liability policy, which would pay for damages that exceed the coverage limits on your auto and/or homeowners insurance policy.

Disability insurance

Would you be able to make your monthly mortgage payments if you were unable to work due to an accident or illness? A disability insurance policy will pay you a monthly benefit to replace a portion of your income until you are able to work again. Many employers provide disability insurance for their employees. If your employer does not offer disability insurance or if you are self-employed, you can purchase an individual disability policy.

Life insurance

What if you were to die before your mortgage was paid off? Would your family be able to keep up with the remaining mortgage payments? Life insurance can provide your family with the funds to pay off their debts, as well as replace a portion of your income. While many employers offer some level of life insurance coverage to their employees, this amount of coverage may not be enough to provide financial security to your family. So, you may want to consult an insurance professional to help you assess your family's life insurance needs.