Homeowners insurance in New York
Most homeowners policies in the Capital Region are fine until the day they aren't: the sump pump fails, the ice dam lets water into the ceiling, the wood stove was never disclosed. The premium matters, but what matters more is whether the policy would actually rebuild your house at today's prices. That's what I check first.
A homeowners policy covers your dwelling, other structures, contents, loss of use and personal liability. The things that go wrong in Capital Region claims are almost always the same: a dwelling limit that hasn't kept up with construction costs, no water-backup endorsement, actual cash value on the roof, and flood, which no homeowners policy covers. I check all four before quoting.
What a homeowners policy covers
- Dwelling: the house itself, on a replacement-cost basis if the policy is written properly.
- Other structures: detached garage, shed, fence, usually 10% of the dwelling limit.
- Contents: everything inside, usually 50% to 70% of dwelling, with sub-limits on jewellery, firearms, cash and collectibles that need scheduling if you own much of any.
- Loss of use: hotel and rent while the house is uninhabitable after a covered loss.
- Personal liability: injuries to others on or off your property, typically $300,000 to $500,000, and the reason an umbrella exists.
- Medical payments: small no-fault payments for guests' injuries.
The four things I check on every Capital Region policy
- The dwelling limit against a current rebuild estimate, plus extended replacement cost for the day everyone in the county is rebuilding at once.
- Water backup. Excluded from the standard form. Added by endorsement. Non-negotiable in a region of finished basements, sump pumps and March thaws.
- Roof settlement basis. Replacement cost versus actual cash value, and any wind or hail deductible.
- Flood. Never covered. If you're near the Mohawk, the Hudson, the Kayaderosseras or any creek that has ever come up, see flood insurance.
What raises the price, and what lowers it
| Raises it | Lowers it |
|---|---|
| Roof over 15 to 20 years old | New roof, with the receipt |
| Knob-and-tube or aluminium wiring, fuse box | Updated electrical, plumbing and heating with dates |
| Wood or pellet stove, particularly undisclosed | Professionally installed stove with permit and clearance |
| Trampoline, pool without fence, prior liability claims | Fenced pool, monitored alarm, water leak sensors |
| Prior water claims on the CLUE report | Higher deductible, bundling with auto, claims-free years |
Victorians in Troy, four-squares in Schenectady, farmhouses in Rensselaer County
Older homes are insurable, but carriers want the updates documented: when the roof, wiring, plumbing and furnace were last replaced. Homes with original systems land in a smaller market at higher prices. If you're buying an older house, get the update history from the seller before closing; it decides your premium for years.
Situations worth mentioning
- Home business, including a home office with clients visiting or stock stored, needs an endorsement or a small business policy.
- Short-term rental of a room or the whole house is excluded without a specific endorsement.
- A vacant house, during renovation or after a death, loses coverage after 30 to 60 days without a vacancy permit.
- Solar panels, generators and heat pumps should be added to the dwelling limit.
- Valuables: engagement rings, watches, instruments and firearms above the sub-limits should be scheduled with an appraisal.
What I need to quote
- Your current declarations page.
- Address, year built, square footage and construction type.
- Dates of roof, electrical, plumbing and heating updates.
- Any claims in the last five years, and whether you'd like auto quoted for the bundle.
Request a homeowners quote. Also see condo, renters and landlord policies.
Common questions
Short answers to what people ask before they call.
How much dwelling coverage do I need?
Enough to rebuild the house from the foundation up at current local construction costs, which has nothing to do with the purchase price or the assessed value. Post-2020 building costs in the Capital Region surprised a lot of people whose limits were set years ago. I run a replacement-cost estimate on every quote and recommend extended replacement cost of 25% or more on top.
Is water damage covered?
Sudden bursts, yes. Slow leaks, no. Sewer and sump backup, only if you add the water-backup endorsement, which I add on every Capital Region policy because finished basements and spring melts are the norm here. Flood from outside, never: that's a separate flood policy.
Can an insurer refuse me because of my dog's breed?
Not for a homeowners policy. Insurance Law §3421, enacted in 2021 and in force since 2022, prohibits insurers from refusing, cancelling or surcharging a homeowners policy based solely on the breed of a dog, and a 2022 amendment (effective 2023) stops them limiting coverage for it. They can still act on a dog formally declared dangerous under the Agriculture and Markets Law. The protection does not yet extend to renters policies; a 2025 bill to add them was vetoed.
What's the difference between replacement cost and actual cash value?
Replacement cost pays what it costs to replace the item new. Actual cash value subtracts depreciation, so a fifteen-year-old roof might pay out a third of its replacement price. Many carriers now put roofs on ACV schedules by default in the Northeast; I look for it on every quote and tell you when it applies.
Does bundling home and auto save money?
Usually, with multi-policy discounts commonly in the 10% to 25% range, but not always the cheapest total. I quote bundled and separate and show you both.
Let's talk it through
A phone call or a message is all it takes. The first conversation is just a conversation.
Where I work
I'm based in Clifton Park and work across four Capital Region counties, in person or by phone.