Real Estate Investor / Flipper Insurance

A flip or rental project moves through three phases — vacant, under construction, occupied — and standard policies fail at every one of them. A homeowners policy won't cover an investment property. A landlord policy won't cover a construction site. And most policies quietly cut coverage once a property sits vacant 30 to 60 days — which describes nearly every acquisition you'll ever make.

Builders risk is the flipper's core policy. It covers the property during renovation: fire, storms, theft of materials, vandalism. Without it, a kitchen fire mid-remodel can erase $100,000 of improvements with nothing to recover. Washington's climate raises the stakes — an open roof in the rainy season, mold from a stalled timeline, a soaked stack of materials. Builders risk runs for the renovation window (usually 3-12 months) and has to hand off cleanly to your permanent coverage, or the gap is yours.

Your contractors are the second exposure. Washington expects owners to verify that the people they hire are licensed, bonded, and insured. Hire an uninsured contractor, and when he injures a passerby or wrecks the neighbor's fence, the lawsuit comes looking for you — the person who hired and directed the work. Collect certificates before anyone swings a hammer.

Portfolios multiply everything. Three, five, ten properties means a vacant house here, a construction site there, a tenant dispute somewhere else — possibly all in the same policy year. That's what an umbrella is for: one layer of extra liability sitting above every property you hold.

We build investor programs phase by phase: vacant-property coverage at acquisition, builders risk through the rehab, landlord or listing coverage at the exit, umbrella over all of it. One conversation prices the whole portfolio — not ten phone calls.