From your first rental to your hundredth — we'll write it right.
SFRs, small multi-family, mobile-home rentals, and commercial conversions — written by one team on one renewal cycle, so the whole portfolio stays in sync.
The right form depends on how the portfolio is built.
One or two rentals usually run on a dwelling-fire policy with personal-style underwriting. Once you're past 4 units in a building, or 10+ doors in a portfolio, you're in commercial territory — different forms, different limits, different agent on our end.
- DP-3 special form (single rentals)
- Landlord package policies (5–15 doors)
- Master commercial policy (15+ doors)
- Schedule of locations (mixed portfolios)
- Habitational commercial (small multi-family 5+ units)
Different stages call for different structure.
Personal-lines forms work great for the first few doors. Past that, the right structure usually saves both money and headaches at renewal — fewer policies, one invoice, and liability that matches how the portfolio actually operates.
DP-3 dwelling-fire with personal-lines underwriting. Bill per property, or scheduled together for a single renewal. Best fit for the first few rentals or a slow-growing portfolio.
Landlord package with scheduled locations, one renewal cycle, and commercial-style liability. You stop juggling separate dec pages and start looking like one account to the carrier.
Master commercial / habitational program. Blanket limits, a statement of values, and dedicated commercial-lines servicing on our end. Built for operators who treat rentals like a business.
Coverage gaps we catch on Oklahoma rentals.
Most of the rental policies we re-write started somewhere else. When we read an existing dec page, these are the items we check first — they're the ones that quietly decide whether a claim pays the way the owner expects.
- Wind/hail deductibleA separate percentage on the dwelling — easy to miss when a policy is inherited from a prior agent.
- Ordinance or lawPays the extra cost of bringing an older Oklahoma rental up to current code after a covered loss.
- Loss of rents / fair rental valueMake sure it's on the policy and the limit matches the actual lease rent, not a default amount.
- Liability — per location vs blanketSplit-limit landlord policies can leave a multi-property portfolio under-covered on a single claim.
- Water / sewer backupUsually excluded by default; available by endorsement for a small premium.
- Vacancy clauseCoverage can change after a set number of days unoccupied between tenants — matters in turnover-heavy markets.
- Older-construction exclusionsLead paint, knob-and-tube, and pre-1978 dwellings need a carrier that will actually keep the policy on renewal.
Investment-property questions we hear most.
Do I need a different policy if I rent out my house?
Yes. A homeowners (HO) policy is written for owner-occupied homes; once a property is rented out it needs to go on a dwelling-fire (DP) form instead. Keeping a rental on an HO policy can leave a claim unpaid.
DP-1 vs DP-3 — what's the difference?
DP-1 is a basic, named-peril form and usually settles losses at actual cash value. DP-3 is an open-peril form on the dwelling and settles at replacement cost. We default to DP-3 when the property qualifies.
When do we move from a landlord policy to a commercial habitational program?
Generally once a single building has 5+ units, or your portfolio crosses roughly ten doors and starts making more sense under one master policy with blanket limits and a single renewal cycle.
Does my landlord policy cover the tenant's belongings?
No. The tenant is responsible for renters insurance on their own property. Your policy covers the structure, any contents you own on site (appliances, lawn equipment), and your liability as the owner.
Is loss of rents automatic?
On most DP-3 forms loss of rents (also called fair rental value) can be included, but the limit needs to match the actual lease rent. It's worth checking the declarations page so a covered loss doesn't leave you short.
What happens to coverage if a unit sits vacant between tenants?
Standard policies have a vacancy clause that can reduce or exclude certain losses after a set number of days unoccupied. Tell us during turnover and we'll endorse the policy appropriately so the gap doesn't bite you on a claim.
Investor with 5+ doors?
Book a 30-minute portfolio review. We'll walk every property, flag any underwriting issues, and price the whole book under one renewal cycle.
Schedule with Crystal Grace.
Personal Lines Manager