Broker/carrier lead for a 4-season tiny home?

[George West]

Looking for some advice. I'm set up on a beautiful, remote plot in northern Vermont but being off grid and on skids is making it tough to find a good policy. My main hurdle is finding a carrier that will cover risks specific to this climate. With fall coming, I'm thinking about potential damage from heavy snow load and ice storms, not to mention the liability of having a remote, sometimes hard-to-access driveway. Most people I've talked to are only concerned with it being on skids and won't discuss specific seasonal risks.

I've invested in a metal roof and extra insulation but I need a policy that reflects the reality of living up here. I want to avoid an RV policy at all costs. Does anyone have a broker or carrier that specializes in 4-season tiny homes or off grid homesteads in the Northeast?

 

[Benson.bo]

I'm in upstate NH with a similar build and ended up working with a small regional broker who connected me with a specialty underwriter that handles remote properties and non foundation dwellings and they cared more about the build quality, roof load rating, and access plan than whether it was on skids

 

[George West]

Did your broker need engineering docs or just photos and specs to get things moving with the underwriter? I've got most of the build details documented but haven't had a formal inspection yet.

 

[eDJ_]

There may be some info in this link that could lead to answers to your question. At least leads to further investigate. I've looked thru this before.

One of my problems here in Southern Ohio is that my area is considered a storm belt year around. We have west winds generally and weather approaches from the west south west unless hurricanes force a north east storm on us. Those are brutal here as the Ohio Valley can amplify the effect. Like a wind tunnel.

Have you researched the history of storms in your areas?

Tiny Home Laws by State (2025 Legal Guide for Land Buyers)

 

[George West]

Thanks for the state law guide link, @eDJ_. I posted earlier because I'm aware of storm and snow risks in Vermont. The suggestion to find a regional broker using specialty underwriters was helpful, so I'm following up. I've started contacting a few independent agents nearby to connect with those underwriters. Has anyone found that brokers with experience in farm or rural properties handle off-grid homes better?

 

[eDJ_]

You may be surprised at the different brokers/underwriters you may find who are known for one particular thing that may offer their service for something totally different.

One guy I know built a small excursion boat with a stern wheel drive to use on a local river where I live.
It looked something like what Mark Twain would have piloted. The usual insurance brokers here offered prices that almost made it impossible for him to insure and operate. Fortunately he had began shopping carriers long before wanted to launch and board passengers.

What he found was a broker nearly 7 states away that insured Commercial Fishing Fleets. (likely in your area) They were glad to add his tourist boat on like one of the fleet they insured. Even though he was nowhere near the Atlantic area. But given it was brand new and USCG (Coast Guard) inspected and approved, the hull being made of sheet steel and much of the rest of it of sheet metal and powered with a new diesel engine, they were eager to underwrite at a price he could easily afford.

So it goes to show that investigating new and unlikely sources may be well worth the time.

 

[George West]

Your story about the riverboat owner really backs up the advice from reply 1. You both emphasize the importance of finding a broker who specializes in unique homes, rather than trying to fit a standard policy. I've started reaching out to independent agents in the area to find the right underwriters.

Has anyone else here had success with a broker who wasn't local but specialized in a unique type of property? For those who did secure a policy, was it a named-peril policy that specifically covered risks like snow load or a more comprehensive all-risk policy?

As the season is changing soon, I aim to have a policy set up by the end of October.

 

[eDJ_]

George, each state will have a State Insurance Commissioners Office that oversees the sales and service of insurance within the state.

For Vermont:

The Insurance Division aims to maintain affordability and availability of insurance for Vermonters while certifying that insurers can meet their contractual obligations.

State of Vermont Department of Financial Regulation/Insurance

Before you contact them take a minute or two to write down your well thought out questions. Then you may ask to speak to a secretary or deputy first to field your questions before being referred to a more official member of that department. This could get you some leads like the guy who owned the river boat gained in his research.

Good Luck

 

[George West]

Yeah, you're right. Contacting DFR presents a more efficient path to understanding the requirements, rather than contacting individual agents one by one. Will prepare a list of questions before reaching out.