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  1. #1

    Unhappy Animal Liability Insurance

    Ok, I rarely ask for help, but I really need it right now guys....


    Im applying for Animal Liability Insurance through Prime but I can only get $50,000 and my new landlord wants a $1,000,000 policy :eek:

    Im trying not to freak out as this might cause me to lose my house...... suggestions, ANYTHING would be appreciated. I need other insurance companies that offer an Animal Liability Insurance policy and I need it asap.

    Also, she is willing to switch her homeowners insurance for me, but I am also having trouble finding a company that will allow Pit Bulls.... suggestions?


    And to clarify, my dogs didn't do anything.... we are moving and this landlord is ok with our dogs, but wants the policy to protect herself incase someone has an issue with them. :(

  2. Our local State Farm office offers homeowner insurance and doesn't discriminate by breed. Hopefully, your local office will do the same. Not sure about the other type of policy, though.


  3. #4
    Thank you Jenn.... the first one is extremely helpful!

  4. Farmers insurance and State Farm Insurance permits pit bulls.

    But a million dollars in insurance? jesus...even cars don't get that....

  5. #6
    Quote Originally Posted by jennay2 View Post
    Farmers insurance and State Farm Insurance permits pit bulls.

    But a million dollars in insurance? jesus...even cars don't get that....

    Farmers will not, I just spoke to them.


    State Farm will IF you already have something else insured through them. I have several calls out to brokers to see if they can come up with anything.....

    I have no issue with it, even if it was $2 million.... im thankful that I have found a landlord that is willing to work with me.... problem is that Im supposed to be moving in tomorrow and finding insurance is taking forever.

  6. #7
    Heres what my pet addendum looks like....

    RESIDENTIAL RENTAL AGREEMENT ADDENDUMS

    17. Lessor's Right of Entry and Access. (Landlord's right of entry-Purposes-Conditions RCW 59.18.150).

    (1) The tenant shall not unreasonably withhold consent to the landlord to enter into the dwelling unit in order to inspect the premises, make necessary or agreed repairs, alterations, or improvements, supply necessary or agreed services, or exhibit the dwelling unit to prospective or actual purchasers, mortgagees, tenants, workers, or contractors.
    Addendum added to RESIDENTIAL RENTAL AGREEMENT part 17(1).

    The premises will be inspected once a month by a family member of the landlord. (Lessor initial _______ and Lessee initial _______)

    38. Animals. Lessee shall keep no domestic or other animals (warm or cold blooded) on or about the leased premises without the written consent of Lessor. If pets are allowed, a Pet Addendum Form is provided to tenant herewith. There will be an addition nonrefundable fee of ______________ Dollars () plus an additional _______ Dollars () refundable fee for damages caused by they each pet and no pet shall be over ______ inches tall, ______ inches long and weight more then _______ pounds. Landlord hereby acknowledges receipt of ______ Dollar (), which represents the pet damage nonrefundable fee. This nonrefundable fee will not be returned to Lessee under any condition. (Lessor initial ______ and Lessee initial ________).

    Addendum to RESIDENTIAL RENTAL AGREEMENT part 38 will read as follows.

    Lessee shall keep no more then __________ dogs and ____________ cats to total ______________ domestic animals on or about the leased premises. There will be an addition nonrefundable pet fee of ______________ Dollars (). Landlord hereby acknowledges receipt of ______ Dollar () and this nonrefundable pet fee will not be returned to Lessee under any condition. (Lessor initial ______ and Lessee initial ________).

    Lessee will locate an Insurance Company that will insure the lessee’s dogs to protect Landlord in the amount of a minimum of $1,000,000.00 and that is satisfactory to the landlord. The liability insurance policy will be issued in the name of the Landlord and will be paid by the Lessee in full (before occupancy of the premises) each and every year that they occupy the premises.

    Lessee will carry Liability Insurance for their dogs and show proof of insurance by the Insurance Company every three months and each renewal period. (Lessor initial _______ and Lessee initial _______)

    4. Security, Damage and Cleaning Deposits. (a) On execution of this Agreement, Lessee deposits with Lessor; a refundable security deposit for last months rent of ______ Dollars () and a refundable damage and cleaning deposit of ______ Dollars (), receipt of which is hereby acknowledged. (Lessor initial____ and Lessee initial _____).

    Addendum added to RESIDENTIAL RENTAL AGREEMENT part 4(a).
    Damage and Cleaning Deposits are to cover damages done by the Lessee and/or their pets. (Lessor initial _______ and Lessee initial _______)

    The only part I have an issue with is the inspection.... just because it feels invasive.

  7. #8
    the landlord did that up? idiot... ok, what you might be able to get is an Umbrella policy, that goes over and above the normal renters or homeowners insurance.... the limits go up to $1,000,000 and sometimes more.
    if you need to add insurance to a company to get it, put your renters policy there where you live (it covers your property in your house that you are renting if you dont own a home , like tv , couches, etc... most people do a $100,000 personal property limit... try that...

    the inspection is normal for homeowner and renters insurance companys, they come out, look at the house, take pics, and leave... now, the part i DONT like is the landlord wants the liability policy in HER name.. that is NOT to happen, you want it in your name not hers.. she is really being unreasonable here, she could lower the limit to 500,000 to make it easier for you...

    can prime write your auto policy too? sometimes if you put all your policies with one company they do more for you (its sort of illegal for them to say "give me your auto /home/rent and we can do a policy for you" but it is done all the time..

    you can try allstate too, each office is independently owned, so some might say no while others say yes..

  8. #9
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    that will insure the lessee’s dogs to protect Landlord in the amount of a minimum of $1,000,000.00 and that is satisfactory to the landlord. The liability insurance policy will be issued in the name of the Landlord and will be paid by the Lessee in full (before occupancy of the premises) each and every year that they occupy the premises.

    good luck getting any insurance company to write that, looks like he's just trying to get you out. You can't take out a policy in the name of the landlord, nor can you cover his interests under your policy. He needs to take out an umbrella policy on the premises, but I don't believe it will cover liability claims caused by tenant negligence.

  9. Farmers won't??? odd.....

    If you had more options, I wouldn't move into this house, but I know that isn't an option anymore. I would NOT want to be inspected once a month. That's just insane. I hope you're not putting down a deposit, because if she inspects something and asks you to fix it before next visit, there is no point for a deposit.

  10. #11
    I AM out of options, but I do agree that the addendum is something I dont feel comfortable signing, nor do I agree with what is written in it.

    I asked her to call me tonite, I dont think this house is going to work with all of these restrictions, and sadly that leaves us with nowhere to live. :(

  11. Quote Originally Posted by PNWPBR View Post
    I AM out of options, but I do agree that the addendum is something I dont feel comfortable signing, nor do I agree with what is written in it.

    I asked her to call me tonite, I dont think this house is going to work with all of these restrictions, and sadly that leaves us with nowhere to live. :(

    I have a spare bedroom

  12. Licensed insurance agent n 48 states can give advice

    I am a licensed independent insurance agent; licensed in 48 states since 1993. Maybe I can give you some insight.

    I don't know what state you live in, but most states require $100,000 for dogs that have been deemed dangerous for having a bite incident.

    Here are SOME examples of state requirements as of April 4, 2010:

    • Pennsylvania (Dangerous Dogs With Bite History): $50,000
    • Georgia (Dangerous Dogs With Bite History): $15,000
    • Florida, Virginia, North Carolina (Dangerous Dogs With Bite History): $100,000
    • Washington (Dangerous Dogs With Bite History): $250,000
    • Tamarac City Florida (All Pit Bulls): $1,000,000
    • Ohio (All Pit Bulls): $100,000
    • Pocahontas, AR (All Dogs): $25,000
    • Indiana (Dangerous Dogs With Bite History): $250,000
    I gave you these examples above because it is important to know that lawmakers don't typically require $1,000,000 limits even for dogs with a bite history.

    Also, no state requires an auto limit anywhere near the $1,000,000 mark; yet, more people are injured and die in car accidents every year than are injured by dogs. (The statistics support this.)

    Also, several statistics show that the average dog bite claim is less than $25,000.

    The point is that the $1,000,000 requirement is unreasonable to insure a renter's dog with no bite history.

    So, I would encourage a friendly chat with your landlord to educate him/her on these facts and to negotiate a lower insurance requirement.

    Regarding insurance:

    1) You cannot qualify for an umbrella policy unless your renter's insurance policy has a personal liability limit of at least $300,000. But most renter's insurance companies who will insure Pit Bulls won't give you more than $100,000 of personal liability if you have a Pit Bull. So, an umbrella is a great idea, but not a feasible option. And no umbrella insurer will name your landlord as an additional insured. Most renter's insurance companies will not do so either.

    2) I can get you a $1,000,000 policy that names the landlord as additional insured for about $900 per year. You can pay as little as 20% down. It is not a renter's insurance policy. It is an animal liability insurance policy

    3) I agree that the landlord's insurance requirement is just his/her way of keeping renters with dogs from applying. It is better to find a dog-friendly landlord.


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  13. #14
    www.Xinsurance.com

  14. #15
    Quote Originally Posted by Marinepits View Post
    Our local State Farm office offers homeowner insurance and doesn't discriminate by breed. Hopefully, your local office will do the same. Not sure about the other type of policy, though.
    I second State Farm. We have a homeowner's policy through them. I have a friend that rents and agreed to keep a $500K liability policy while she rents. It costs her $20/mth and that includes other insurance for renters as well.

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