Field Notes

Entry Log: 3.16.26

Which Homeowner Policies Are Best?

Homeowners are always asking me what insurance policy is best, and I don’t blame them. No one teaches you in school what type of insurance you should buy, what coverages you should look for, or how to interpret 80 pages of policy language. Most people only find out what their policy really says after something goes wrong. As a public adjuster, I deal with these policies every day, so I’ll do my best to break it down in simple terms.

Generally speaking, HO-3 and HO-5 policies are the strongest types of homeowner policies. These policies typically cover the structure of the home against most causes of loss unless a specific exclusion is listed in the policy. In practice, this gives homeowners a much wider safety net compared to more limited “named-peril” policies that only cover certain listed events. A well-structured policy should include:

Dwelling coverage that reflects the true rebuild cost of the home
Personal property coverage for belongings inside the home
Loss-of-use coverage to help pay for living expenses if the home becomes uninhabitable
Liability protection in case someone is injured on the property

Another important factor is replacement cost versus actual cash value. Replacement cost coverage pays what it would cost to rebuild or replace damaged property at today’s prices, while actual cash value subtracts depreciation based on age and condition. That difference can be substantial when a claim occurs. Ideally, a strong homeowner policy should include:

Replacement cost coverage for the dwelling
Replacement cost coverage for personal property
Extended replacement cost or ordinance & law coverage to address building code upgrades during reconstruction

Homeowners should also pay close attention to deductibles, exclusions, and special coverage limits. Many policies look great on the surface until you read the fine print on things like water damage, mold, roof coverage, or hurricane deductibles. It’s important to review:

Water damage and plumbing leak coverage
Mold limits and remediation coverage
Roof settlement terms (full replacement vs. depreciation schedules)
Separate hurricane or wind deductibles in storm-prone states

P.S. I’ve seen a surprising number of policies that include volcano coverage. I’m not exactly sure why that’s still there, but if you’re being charged extra for it, you may want to remove it—especially if you don’t live near an active volcano.

Ultimately, the best homeowner policy is one that balances broad protection, clear policy language, and a reputable insurance carrier with a track record of fair claim handling. Working with knowledgeable professionals who can review your policy and identify potential coverage gaps before a loss occurs can make a huge difference. Taking the time to choose the right policy today can save thousands of dollars—and a lot of headaches—when the unexpected happens.

Entry Log: 3.09.26

What Happens if I'm not Happy with My Settlement?

One of the most successful outcomes I've had in an insurance claims process has been mediation. While mediation results are confidential and I can't disclose specific details, I will say that I highly recommend it when dealing with property insurance. If you didn't know, there are basically three options that property owners have during a claim:

Phase 1: Inspection, Evaluation, Claim Result

The initial inspection between the insurance adjuster and the public adjuster is completed, the results are submitted to the insurance company, and a decision is made. That decision can either be full coverage, partial coverage, or a full denial.

Phase 2: Mediation

Mediation is usually considered if there's been some coverage offered, even if it's $0.01. Both parties, along with the property owner, schedule a Zoom meeting with a mediator hired by the DFS (Department of Financial Services). The mediator is unbiased; their role is to facilitate an agreement between the insurer and the insured in hopes of settling the claim right then and there.

As I mentioned earlier, mediation typically occurs when some coverage has been offered. However, I have had scenarios where a claim started as a full denial and we still ended up getting significant funds approved through mediation. It's one of the best phases in the process, and I highly recommend everyone push for mediation before resorting to more expensive methods.

Phase 3: Appraisal

If both parties can't agree on the current insurance offer—and if your policy has an appraisal clause—then that's pretty much the last stand before litigation. In appraisal, both parties hire their own unbiased third-party appraiser. An umpire may also get involved (also unbiased) to help facilitate the final decision. The two appraisers essentially go out, perform their own inspections, and review the claimed loss to determine what should fairly be covered.

While appraisal does have an expense, it's still highly recommended because court fees and litigation (the next and final step) can be lengthy and expensive.

Make sure that if you're hiring a public adjuster for your claim, they explain all of these steps to you from the beginning. And if you have the option to go to mediation—do it.

Entry Log: 2.22.26

Lessons From the Midweek Marathon

I visited a property management association this past Wednesday, and boy, was it an experience!

For starters, the meeting had been set up late last year by two staff members who are no longer at the company. These individuals had explained that there was no need for food restrictions and that the company would be moving to a new office location (which she had sent me).

Monday rolled around, and I reached out to make sure everything was on schedule. I got the green light and thought, “I can’t wait.” When Tuesday came around, I went ahead and ordered Chipotle delivery for 12 people and spent the day preparing the PowerPoint.

Finally, the day had come. I was in the area 15 minutes early as a buffer and even scheduled the food to show up around the same time, just to be safe. Thank goodness I did.

I showed up and met the delivery guy in front of their suite, only to be told by the cleaning lady that the suite had been empty for around a month. I thought, “That’s okay, we’ve got time. Let me call their office and get the new address.”

While I’m waiting on the phone, I noticed the delivery man was still holding this 50-pound box of food. I told him to go ahead and set it down. The office picked up, told me they were in a different suite number now, and to look for that number, so I said, “Cool!”

About 20 minutes had passed by now, and the delivery guy, carrying this uncomfortably heavy box, and I, in my suit with my laptop bag, found ourselves making not one, but two trips from one end of the building to the other. That’s when the office told me that I was at the wrong address.

I let out an aggravated, disheartened sigh before looking at the delivery guy and asking the office for the correct address, thanking them for advising me to drive safely and not rush.

Then the delivery guy told me that he needed to leave. I was so concerned with myself that I didn’t realize this man had a job to do too. He told me he had other deliveries to complete, so I thanked him for his time as he left the food on the floor.

I plugged the address into my phone, found out it was 15 minutes away, and made my way to the elevator. Now I was carrying this burdensome food with my suit ruffled and my laptop pushing against my side.

“We’re still in the game, no big deal. It happens all the time,” I told myself. As I frantically speed-walked to my car, I had a thought:

“I feel like Will Smith in The Pursuit of Happyness.”

A smile came across my face as I opened my car, the box resting on my knee, pressed against the side of my truck. I opened my door and shimmied it in.

At that moment, I realized that life truly is a series of tests, and I had no intention of failing this one.

Thankfully, I made it to the meeting, unloaded the box, and grabbed my laptop. At this point, I could feel the sweat building up, but I said, “Screw it. This is conviction.”

I made my way up the elevators and to the end of the hall where their office was. They greeted me with open arms, apologized for the inconvenience, and introduced themselves.

“This was worth it. It’s going to be an awesome meeting,” I told myself.

I set down the food and got my laptop ready for the presentation. When everyone finally served themselves and sat down, I began to talk about my family, my qualifications, and explained ways I believed we could help each other grow.

Needless to say, they absolutely loved it. They asked a bunch of questions and told me they would be reaching out in a couple of days to start setting up a game plan.

At the end of the day, the experience and the results proved fruitful. It really was worth it.

P.S.: Check out my social media/YouTube for the videos!

Entry Log: 1.30.26

Photos Make All the Difference

I can’t tell you how many homes I’ve visited that had storm-related damage—but no photos to document what the property looked like before the event. Most homeowners aren’t told to take photos of their home as a preventative step, so they don’t realize just how critical it is until it’s too late.

Documenting your property before storm season isn’t just smart—it’s a necessity. A few simple photos can mean the difference between a smooth insurance claim and one that’s delayed, denied, or heavily reduced.

Picture this: a strong windstorm hits, lifting shingles and causing interior leaks. You file a claim, but you don’t have any pictures of your roof or interior before the storm. Now the insurance adjuster can’t confirm that the damage is new. They may argue it’s pre-existing—and just like that, your claim is under scrutiny.

It’s such a simple step, but it can save you from major headaches later. Take photos of your home—inside and out—before storm season rolls in. Store them somewhere safe. It’s one of the easiest ways to protect your investment and make sure your insurance works for you when you need it most.