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At Notable Risk, we focus on landlord insurance in Massachusetts to offer big advantages to clients. You receive access to more competitive and reliable carriers. Also, you get a trusted insurance agency that aims for unusually exceptional results (our MBA and JD degrees push us to greater heights).
When we work with clients, we build upon our past experience of advising on over $1.0 billion in real estate transactions.
You get a partner who can be a step ahead when it comes to building your real estate insurance!
We can help you find great rental property insurance for single-family rentals, 2-4 units, apartment buildings, and multi-property portfolios.
You can count on us for assistance with a retail shopping center, office building, mixed-use property, warehouse or parking lot.
Whether a few keys or a large resort hotel, we will access our networks to find competitive insurance options.
A real estate focused agency that specializes in Landlord Insurance in Massachusetts. When it comes to property coverage, the Bay State can expect a lot more from us.
At Notable Risk, we believe that a small focus yields big benefits. That’s where our real estate specialization comes into play. We provide access to national and specialist insurance companies that focus on targeted solutions for real estate investors.
Your Massachusetts real estate insurance needs will be prioritized here.
We promote consultation over standardization because we believe that each client has unique requirements.
Our focus is on providing exceptional service rather than making sales.
Notable Risk has over 20 years of valuable prior risk management experience that we tap into for our insurance clients. This means you get rock-solid insurance programs — the way we would build for our family.
Join our insurance family and get the hands-on assistance that your MA investment properties might be missing. Call 888-897-4815.
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We bring multi-state resources to local towns*
Our insurance agency provides trusted service to real estate investors in many counties from Barnstable to Worcester
Overall, these 14 counties collectively offer an variety of experiences ranging from scenic beauty to vibrant cities filled with history, culture, and entertainment options. Whether your tenants are seeking to live near beautiful beaches or closer to urban attractions, Massachusetts counties have something unique to consider for potential real estate owners.
If your tenants comprise a portion of the 63.9% of the rental housing in Suffolk County, the largest percentage in Massachusetts, or the smallest in Barnstable County at 20.2%, there are insurance solutions we can help to find.
Notable Risk’s specialist approach allows us to locate and build landlord insurance solutions for your single duplex or multi-property portfolio throughout Massachusetts.
DISCLAIMER: The information contained herein is for illustration purposes only and shall not be relied upon for any purpose. Notable Risk does not provide any investment advice of any kind or nature whatsoever. You must consult your real estate agent, lawyer, tax advisor and other professionals.
Barnstable County has a wide range of residential and commercial properties. Its beautiful beaches and charming seaside communities such as Hyannis, Provincetown, and Chatham attract tourists year-round, making it ideal for vacation rentals or second homes.
Beyond the geographic strength, the county’s close proximity to major cities such as Boston makes it a popular choice for both locals and out-of-state buyers.
The region’s diverse economy supports various industries including healthcare, education, technology, and tourism, which adds to the opportunity for a mix of investment properties in the county.
Overall, Barnstable County provides a strong community and a diverse mix of investment properties, including single-family homes, condominiums, multi-unit buildings, and commercial properties.
The city of Worcester itself is a hub for business and education. It is known for its strong economy supported by key industries like healthcare, manufacturing, and higher learning (which includes the likes of Worcester Polytechnic Institute (WPI) and Clark University).
The county also features other popular cities like Fitchburg, Leominster, Gardner, and Marlborough.
Taking a look at the big picture, one differentiator to Worcester County is that it is considered by some to be more affordable compared to other parts of Massachusetts like Boston or Cambridge. Additionally, its rental market is consistently strong due to its large student population from schools including Holy Cross College and Assumption University.
Hampshire County boasts a diverse range of properties, including residential homes, commercial spaces, and agricultural land. One of its primary advantages is its central location within the state, making it a convenient option for commuters and those seeking easy access to urban amenities in major cities like Boston and Springfield.
The county is home to several prestigious educational institutions, such as Amherst College and the University of Massachusetts. This contributes to a stable rental market and potential housing opportunities for students.
In addition to its academic offerings, Hampshire County is known for its picturesque landscapes, hiking trails, lakes, and rivers. The area also has a thriving arts scene, with numerous galleries, theaters, music venues, and cultural events throughout the year. This vibrant atmosphere adds to the popularity of properties located in towns like Northampton or Amherst.
For those interested in investing in residential properties or commercial ventures tied to education or tourism sectors, Hampshire County offers many possibilities to evaluate.
Overall, this central location within Massachusetts’ often thriving economy makes it an important choice to pay attention to.
Essex County is comprised of a wide range of cities and towns such as Salem, Lawrence, and Newburyport, each offering different investment property attributes for closer examnination.
The county has a strong economy with various industries driving growth and attracting residents. Additionally, its proximity to Boston makes it a desirable option for commuters looking for more affordable housing outside the city.
Essex County has excellent transportation infrastructure, making it easily accessible from surrounding areas. It is well-connected through major highways such as Interstate 95 and Route 1A, providing convenient travel options for tenants.
Whether you’re interested in residential properties like single-family homes or multi-unit buildings or commercial properties such as retail spaces or office buildings, there are typically significant investment options available.
Essex County also provides numerous recreational amenities and attractions, making it an appealing place to rent properties. From beautiful beaches along the coast to historical sites like Salem Witch Trials Memorial Park and Crane Beach Castle Hill, there’s many reasons to be optimistic about the area.
Finally, for those investing in student housing, Essex County has excellent educational institutions including prestigious universities like Merrimack College and Endicott College. This attracts students from all over the country who seek off-campus rental options during their collegiate studies.
Berkshire County offers a wide range of properties, including residential homes, commercial buildings, and vacation rentals. Its picturesque landscapes and charming towns such as Lenox and Great Barrington provide many opportunities for real estate investments.
The area has a thriving arts and culture scene, with world-renowned institutions such as Tanglewood Music Center, the Norman Rockwell Museum, and Jacob’s Pillow Dance Festival. This vibrant cultural environment attracts tourists from across the country, making it yet another area in Massachusetts to consider for hospitality properties, such as hotels, inns, or bed-and-breakfasts.
In addition, the region is known for its scenic hiking trails, ski resorts such as Jiminy Peak Mountain Resort, and pristine lakes perfect for fishing or boating activities. Outdoor recreational facilities and eco-tourism ventures provide another real estate opportunity to learn about.
Berkshire County also has a strong healthcare sector, with several top-rated hospitals and medical facilities. This industry provides stability to the local economy and real estate market.
Another factor that makes Berkshire County a closely watched destination is its proximity to major cities like Boston and New York City. Many people are drawn to this area as a weekend getaway or second-home destination because of its convenient location within driving distance from these major cities.
Lastly, Berkshire County is home to several prestigious educational institutions such as Williams College and Bard College at Simon’s Rock. These colleges attract students who require off-campus rental options during their studies, presenting another investment property asset class — student housing — to add to the mix for consideration when you begin to take a closer look at Berkshire County.
Middlesex County is a desirable location for residents due to its close proximity to major cities like Boston and Cambridge, top-rated schools, and a strong job market. The county’s diverse housing market offers a range of investment options to weigh, including single-family homes, condominiums, and multi-unit properties.
The transportation infrastructure in Middlesex County is excellent, with major highways like Interstate 95 and Route 2 providing convenient commuting options for residents and tenants. Additionally, the county is served by public transportation options, such as commuter rail lines, which offer easy access to neighboring cities.
Middlesex County’s thriving economy is another important calling card for this area. The county is home to several sectors contributing significantly to the local economy, including healthcare, technology, biotech, and financial services providers. This attracts professionals seeking rental properties or homeownership within the area.
The county is also home to several prestigious universities, such as Harvard University and MIT, which attract a large number of students each year. As a result, investing in rental properties near these campuses can provide steady rental income throughout the academic year.
Lastly, Middlesex County offers numerous recreational activities and cultural attractions. Tenants can enjoy beautiful parks and hiking trails, as well as museums and historical sites like Minute Man National Historical Park or Lowell National Historical Park.
Located in close proximity to Boston and other major cities, Norfolk County enjoys a thriving economy and a high demand for housing. The county is particularly renowned for its outstanding school districts, which makes it a popular choice among families who are looking to settle down.
Apart from its excellent schools, Norfolk County also offers a diverse range of recreational activities such as parks, hiking trails and beaches that contribute to a high standard of living for its residents.
Whether you are looking for residential or commercial properties, Norfolk County provides a variety of options that cater to different investor preferences. The county boasts a diverse mix of asset classes, ranging from single-family homes and condos to office spaces and retail units.
Norfolk County’s economy is another reason why it is an attractive destination for companies looking to establish themselves. The county is home to industries such as healthcare, education, technology, finance and manufacturing.
Additionally, Norfolk County has a robust transportation infrastructure, with well-connected highways and public transportation options. This makes it easy to commute within the county or even travel to neighboring areas, thereby attracting more potential tenants. For investment property owners, there is a wide range of real estate asset types to consider in this dynamic area of Massachusetts.
Plymouth County is located in the southeastern part of the state and is famous for its stunning coastal areas along Cape Cod Bay along with historical landmarks such as Plymouth Rock and Plimoth Plantation, which is a living history museum.
Plymouth County offers a diverse range of property types to analyze for different real estate investment strategies. Property investors will find a mix of options to consider from residential properties such as single-family homes or multi-unit buildings to commercial properties like office spaces or retail outlets.
Plymouth County’s strategic location is another key advantage. It is conveniently located just south of Boston with easy access to major highways and transportation networks.
The county has a strong economy with excellent job opportunities for the residents. Plymouth County is thriving in various sectors, including healthcare, education, manufacturing, tourism, and retail. The healthcare sector in Plymouth is particularly robust with several hospitals and medical facilities that provide stable employment opportunities. This makes Plymouth County a popular choice for both residents and businesses looking to lease.
Get Better Massachusetts REI Insurance Solutions
All of your real estate insurance needs across the state are in one place. We find carrier solutions, whether you need insurance to cover an office building comprising part of the 13 million square feet in the Back Bay or a portion of the 246 million square feet of retail space in Greater Boston.
An Easy Way to Get Great Quotes for Landlord Insurance in Massachusetts
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Before we obtain investment property insurance in Massachusetts, we educate our REI clients and answer their questions. We’re building long-term partnerships!
To ensure that each client receives personalized and comprehensive coverage, we offer a tailored onboarding program that helps identify potential risks and build dependable coverage plans for properties located in cities like Boston and Cambridge.
As a real estate investor in Massachusetts, it’s important to have insurance coverage that protects you.
According to U.S. Census, approximately 37% of all homes in the Bay State are occupied by renters, leaving a high likelihood of some type of unfortunate accident related to tenant occupancy.
You can imagine a scenario where tenants are preparing tailgate snacks before a New England Patriots game and a visitor severely burns his hand on the oven that was left on accidentally. While landlord insurance in Massachusetts provides liability protection for the owner (for certain causes of loss), it does not extend to the tenants.
In order for tenants to obtain liability protection, they must obtain a separate renters insurance policy.
It’s a surprise to many tenants (and Massachusetts landlords!) that renters insurance goes beyond personal belongings like furniture and clothing and also provides significant personal liability protection for tenants.
At Notable Risk, we specialize in identifying and managing risks associated with real estate investments located throughout Massachusetts.
There are many factors that affect the cost of your landlord insurance. Environmental exposures in MA have a big impact that require smart strategies.
Over the next three decades, it’s estimated that 57% of Massachusetts properties will be at risk of wind damage or destruction from events like severe storms according to riskfactor.com.
Coastal communities such as Cape Cod, Martha’s Vineyard, Nantucket, and other areas along the eastern coastline are particularly vulnerable. These regions have a high concentration of residential homes and commercial buildings that could be severely affected by strong winds, heavy rainfall, storm surges, and even erosion caused by hurricanes.
Hurricanes such as Hurricane Bob in 1991 and Hurricane Irene in 2011 caused substantial damage along coastal areas and inland regions.
Forests cover a significant portion of Massachusetts’ landmass, including pine and oak trees, which can become fuel for fires that can spread rapidly and cause substantial damage to nearby residential and commercial properties.
Another key element that increases the likelihood of wildfires in Massachusetts is its climate. The state’s weather patterns include hot and dry summers, particularly in regions such as Berkshire County and Cape Cod. These conditions create an environment where vegetation dries out quickly, providing ample fuel for fires to ignite and propagate. Riskfactor.com states that over 642,000 Massachusetts properties are exposed to wildfire risk.
The state faces significant flood risks due to heavy rainfall and snowmelt. Massachusetts experiences a range of precipitation throughout the year, including intense storms and prolonged periods of rain. Flood risk encompasses 235,157 Massachusetts properties that have a higher than 26% chance of such exposure per riskfactor.com.
Coastal regions are particularly vulnerable due to storm surges caused by nor’easters or other severe weather conditions. The combination of high tides with strong winds can result in extensive flooding along the Massachusetts coastline.
Inland areas are also at risk from riverine flooding when water levels rise above normal capacity. This poses a threat not only near major rivers such as the Connecticut River but also along smaller tributaries that can quickly become overwhelmed by excessive rainfall.
In Massachusetts, hailstones can range from small pea-sized ones to larger golf ball-sized or even softball-sized ones during severe storms.
Hailstorms have been known to cause substantial destruction to roofs, siding, windows, gutters, and other exterior components of single-family houses, apartment buildings and even larger commercial complexes.
While no area is completely immune from hailstorms’ potential effects in Massachusetts, western parts of the state tend to experience more frequent and severe hailstorms compared to coastal areas due to their proximity to weather systems moving through New England.
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Additional coverages can reduce REI exposures. We will slow down, and invest in you to carefully analyze, so you can speed up!
Commercial umbrella coverage offers additional liability protection beyond what is provided by standard liability limits under your landlord insurance policy or commercial auto cover.
This type of insurance provides protection for unexpected mechanical or electrical failures to systems and major appliances. It typically includes repairs or replacements for items like HVAC, water heaters, electrical panels, refrigerators, etc.
This coverage protects landlords against claims related to alleged tenant discrimination based on factors such as race and religion which are prohibited under fair housing laws.
This coverage, which is typically required by MA law, provides protection for employees who suffer work-related injuries or illnesses.
This policy can cover losses due to flooding events like overflowing rivers. Landlords need to purchase separate flood insurance through either private insurers or the National Flood Insurance Program (NFIP).
Employment practices liability coverage (EPLI) covers claims made by employees against landlords for employment-related issues like discrimination, harassment, wrongful termination, or other violations of labor laws.
Frequently Asked Questions about Landlord Insurance in Massachusetts
What is a landlord insurance policy called in MA?
It is commonly referred to as “dwelling fire insurance” or “rental property insurance.” This type of insurance coverage is designed for landlords who rent out their properties to third parties. It provides important protection against risks like property damage, liability claims and loss of rental income.
What are the best landlord insurance companies in Massachusetts
There are many national and specialist landlord insurance companies that operate in Massachusetts that offer a variety of reliable coverage options designed for residential investment properties.
When it comes time to choose a landlord insurance company in Massachusetts, it’s important to consider factors such as the company’s reputation, financing rating, customer service, claims handling, policy coverage scope, limits and deductibles — and, of course, premium prices.
Some of the well-known and popular national landlord insurance companies writing policies in Massachusetts include Liberty Mutual Insurance, State Farm Insurance, Allstate Insurance Company, USLI (a member of Berkshire Hathaway) and Travelers Insurance Company.
There are also strong insure-tech companies that operate as managing general agents or wholesalers which also provide access to attractive landlord insurance policies. While some of the popular insure-techs don’t currently provide their insurance products in Massachusetts, there are three companies, among others, that Notable Risk recommends that are currently operating in the Bay State: Steadily Insurance, Obie Insurance, and Hippo Insurance.
How much is landlord insurance in Massachusetts?
Assuming an average 1-4 unit rental property, the cost of a landlord insurance policy in Massachusetts can range from a few hundred dollars to several thousand dollars per year. Higher unit counts, as well as the factors below, will quickly increase this average premium amount!
The actual cost of landlord insurance in Massachusetts can vary depending on several factors, including the location of the property, its value, and the coverage options selected. Also, there are different types of landlord insurance coverages (called dwelling fire policies or DP policies) available with certain of these insuring agreements providing fewer causes of loss and less attractive settlement terms, while others are more comprehensive in nature. Similarly, some rental homes, particularly properties with larger unit counts, may be included on commercial property forms which often will provide even more comprehensive protection.
Other factors, however, play an important role in determining the premium as well. The location of the rental property plays a significant factor in determining the premium amount. Properties located in areas prone to natural disasters or high crime rates may have higher premiums due to increased risk. On the other hand, properties located in safer neighborhoods with lower risks may have lower premiums.
The value of the rental property also affects the premium amount. Higher-value properties generally require more coverage and thus result in higher premiums compared to lower-value properties.
Additionally, landlords can choose various coverage options or amounts for their policies based on their specific needs. Common choices include liability protection (covering injuries or damages caused by tenants), loss of rental income (compensation for lost rent during repairs if a tenant is displaced), and property damage (protection against physical losses suffered to the structure).
Lastly, personal factors related to individual landlords can impact insurance costs as well. Factors such as claims history and credit score may be taken into account when carriers determine premium amounts. Make sure to work with a licensed insurance agent to review your specific needs!
How can credits reduce my landlord insurance premiums in MA?
Landlords can earn premium credits by implementing certain safety measures, such as installing smoke detectors, fire alarms, security systems, or sprinkler systems in their rental properties. In many circumstances, carriers want to know if your systems are monitored 24-7 by a remote center as this provides added protection. Additionally, having regular inspections and maintenance checks for electrical wiring, plumbing systems, and structural integrity may also qualify for premium credits. Lastly, combining multiple properties under one policy, or even bundling your personal insurance like your homeowners insurance with your landlord insurance may result in overall premium savings.
Can a landlord require a tenant to have renters insurance in Massachusetts?
Yes. Although renters insurance is not a legal requirement, MA landlords may require that their tenants obtain renters insurance.
Of course, various terms or circumstances may give rise to exceptions, particularly with respect to requirements that your tenant reimburse or pay you as the landlord directly for renters insurance, therefore you should always confirm with your legal counsel and visit the Massachusetts legal help online site which includes tenant rights and other housing information.
What benefits do my tenants get from renters insurance?
Your tenants possessions like their furniture and clothing are not covered under your landlord insurance policy in Massachusetts. Additionally, the liablity protection available under your insurance does not extend to your rental occupants.
Instead, your tenants gain the benefit of personal property and liablity protection available under many renters insurance policies available in the state.
What factors determine landlord insurance costs in Massachusetts?
While there is no universal formula, many insurance companies take into account many similar points when determining landlord insurance premiums for premiums in all states:
1. Property location: The area where the property is located can have an impact on the insurance premium. Properties in high-crime areas or regions prone to natural disasters may have higher premiums.
2. Property type and size: The type of property being insured, such as a single-family home, apartment building, or commercial space, will affect the premium. Additionally, larger properties with more units may result in higher premiums due to increased liability risks.
3. Coverage limits: The amount of coverage you choose for your policy will directly influence the premium cost. Higher coverage limits typically mean higher premiums.
4. Deductible amount: The deductible is the amount you agree to pay out-of-pocket before your insurance coverage kicks in. Opting for a lower deductible will increase your premium since it shifts more financial risk onto the insurer.
5. Insurance history: Your claims history and any previous cancellations or non-renewals can impact your ability to secure affordable landlord insurance rates.
6. Tenant screening practices: Insurers may consider how thoroughly landlords screen potential tenants (subject to state law) when determining premiums since responsible tenant selection can reduce risks associated with property damage or liability claims.
7. Additional coverages and endorsements: If you opt for additional coverages like flood insurance or umbrella liability policies, they will add to your overall premium cost.
8. Age and condition of property: Older properties or those requiring significant maintenance might be considered riskier by insurers and could lead to higher premiums compared to newer well-maintained properties.
9. Liability protection level: A higher level of liability protection provides greater coverage against lawsuits resulting from injuries on your rental property which increases the likelihood of having a claim filed against you thus increasing your overall costs.
10. Claim history: If you’ve made multiple claims in recent years, this indicates a greater likelihood that further claims will be made
How much will renters insurance in MA cost for my tenants?
It’s very important that tenants obtain this important coverage. Renters insurance is available through many national and specialist companies. Assuming a median rent of $3,000 in MA the average cost of renters insurance in the state is affordable at approximately 0.5% to 1.0% (or about $15 – $30) monthly.
When do I need vacancy coverage for my rental home?
Most insurance companies expect that your investment property will be occupied to reduce the risk of loss from events like vandalism or freezing pipes. If your rental home is vacant for 30-60 days or more, you likely will need vacancy coverage.
Although the Massachusetts state vacancy rate has leveled off to approximately 3% in the last few years (source: deptofnumbers.com), if your property may suffer from a lack of tenants and contents, you need to endorse your current landlord insurance policy or obtain a standalone coverage to close an important exposure gap.
Does the need for vacant property insurance change based on individual Massachusetts counties?
Insurance companies are primarily focused on whether your investment property is occupied or vacant — i.e. no tenants and contents. This analysis will be similarly important whether you are in Suffolk County or Berkshire County.
However, at Notable Risk we carefully analyze, on an ongoing basis, whether your investment property is currently vacant or expected to be so that we can obtain appropriate insurance coverage, whether it’s for 60 days or 9 months.
In fact, certain counties in Massachusetts typically have higher vacancy rates than others which only increases the need to be diligent to unearth these exposures. For example, according to deptofnumbers.com, Barnstable County is slightly less than 8% and Berkshire County is 6.4%. These counties, as an example, have higher rates compared to many of the remaining Massachusetts counties.
If I have homeowners insurance do I need landlord insurance in Massachusetts?
If you rent out your property to a third party, even your uncle, then you will very likely need to obtain landlord insurance. This type of coverage provides protection specifically tailored to address the unique risks associated with renting out a property. Many homeowners insurance companies will exclude coverage for dwellings that are rented out. Landlord insurance, however, is specifically designed to offer investment property owners financial security by protecting against potential structural damages, liability claims, and loss of rental income.
If I am looking for a DP insurance policy in Massachusetts what forms do I need to know about?
Like other states, these three Massachusetts DP insurance policy forms (DP1, DP2, and DP3) are primarily used to insure 1-4 unit residential rental homes.
DP1 (Dwelling Property 1) insurance provides the most basic coverage for landlords. It typically covers damages caused by 9 named perils like fire, lightning, windstorms, hailstorms and smoke damage. This coverage is the last comprehensive of the three forms.
The DP1 form also settles losses based on actual cash value which factors in depreciation and pays claims based on the current market value of damaged items or structures. This means that older items may receive lower payouts due to their decreased value over time (i.e. the application of depreciation!).
DP2 (Dwelling Property 2) insurance offers broader coverage compared to DP1. In addition to the perils covered under DP1 policy, it also includes protection against occurrences like freezing pipes, electrical damage, falling objects and burglary. This form includes many more covered perils compared to the DP1 policy. Nonetheless, under the DP2 policy, if the peril is not listed in the insuring agreement, then it’s not covered. DP2 policies settle losses based on replacement cost for the structure and ACV for personal property furnished by the landlord (if it’s included in the applicable policy!).
Replacement cost coverage does not factor in depreciation and, instead, pays claims based on what it would cost to replace damaged items or structures new, at today’s prices.
DP3 (Dwelling Property 3) insurance is the most comprehensive dwelling policy form that is available for landlords. It covers all risks unless specifically excluded in the policy language. This means that unless a peril is mentioned as an exclusion in the policy, it will be covered. There are exclusions that will be listed in all policies so it’s important to carefully review each of them under a DP3 policy. DP3 policies settle losses based on the replacement cost of covered structured and landlord-furnished personal property (assuming such contents are covered in the applicable policy!). If DP3 coverage is available, Notable Risk recommends that this comprehensive policy be obtained.
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Whether you need help with one of the Bay State’s 304,501 units across duplex properties or 244,892 apartment doors within 20+ units, we can help!