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Commercial Landlords: Protect Your Liability with Lessors Risk Insurance

Owning a commercial building that you lease to others can be a great investment, but it’s not without risk. That’s why making sure you have the right insurance coverage to protect both your physical property and your liability in case of a lawsuit is crucial. This week, let’s talk about lessors risk insurance, also sometimes called landlord’s insurance.

What is lessors risk insurance?

Lessors risk is a type of small business insurance which protects you if you own a building that you lease or rent out as commercial space, such as retail, warehouse, or office space. It provides property damage coverage as well as liability coverage in case one of your tenants sues you because of a covered event that took place in your building or on your property. Of course, your tenant(s) should also carry their own general liability and commercial property insurance, but lessors risk is an important protection for you as a landlord.

Covered risks may include injury due to slip and fall, weather damage, fire, water damage (from a burst pipe or sewer back up), theft, vandalism, and auto accidents on the property.

To be eligible for lessors risk insurance, you as the landlord may not occupy more than 25 percent of the building. Generally, the building must be completely or mostly occupied, have no electrical hazards, have working smoke detectors, sprinklers and fire extinguishers, and be properly maintained.

You will be able to choose the coverage limits you want to carry. Many landlords find one million dollars worth of liability coverage to be enough, though each situation is different. However, if you have multiple tenants or tenants who engage in hazardous business, like manufacturing, for example, you may need higher limits.

Look to L & M Insurance Group for all your insurance needs

Whether you need business insurance (like lessors risk) or personal insurance, the experts at L & M Insurance Group are here for you. We’ve been helping customers find coverage tailored to their needs for more than 30 years. If you’d like an insurance quote, please call us at 813-672-4100, or contact us online. L & M Insurance Group is a full service, independent insurance agency, primarily serving the communities of Brandon, Riverview, Valrico, Tampa, and surrounding areas. We hope you’ll allow us to be your partner in business, and in life. 

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Don’t Let Your Holiday Go Up in Flames!

The holiday season is upon us—finally something to celebrate in this challenging year! Most of us are decorating the house, wrapping or mailing gifts for loved ones, and planning (cautious) holiday meals. Unfortunately, the holiday season is also a season of accidents, fires, and other mishaps. Just because you’re celebrating, don’t neglect safety precautions. No one wants to have to file a homeowners insurance claim in the middle of their holiday celebrations.

Holiday Fire Prevention Tips

One of the major and most devastating holiday risks is a house fire. Here are some holiday fire safety reminders from the National Fire Protection Association (NFPA) and the American Red Cross:

Christmas trees

  • If you have a live tree, make sure you keep it watered. A dried out Christmas tree can catch fire and burn in an instant (click here to see a video).
  • Even if your tree is artificial, be sure to turn off the lights on your tree before going to bed or leaving the house.

Electrical

  • Make sure holiday light strings are in good condition, with no loose or damaged wires or connections that could shock you or start a fire.
  • Don’t overload electrical outlets or connect more than three strings of incandescent lights together—use a power strip if you need more than three strings of lights.
  • Don’t pinch cords or force them into small spaces, put them under rugs, or use staples or nails to position them. Keep all cords away from heat sources.
  • Make sure you hang light strings where they’re intended—some are only for use indoors or outdoors, not both.

Fires and candles

Flickering candles and firelight are certainly beautiful and festive, but they can also lead to home fires.

  • Make sure all open flames are at least three feet away from anything that could catch fire—two out of every five decoration fires happen because decorations are too close to an open flame.
  • Don’t leave candles or fires burning when you go to bed or leave the house.
  • Make sure children and pets are not left unattended in a room where there is a fire or burning candles.
  • If you’re celebrating with a menorah or kinara that uses candles, make sure to keep all flammable items at least three feet away, and place it on a non-flammable surface, like a tray covered in aluminum foil.
  • Consider using battery-operated candles, since candles cause more than a third of home decoration fires.
  • If you have a fire in the fireplace, use a fire screen to keep sparks from flying out and starting a fire. Keep clothes, wrapping paper, and decorations at least three feet away.
  • Keep matches and lighters up high and locked away to keep little ones safe.

Cooking

Historically, Christmas Eve and Christmas Day have been two of the three leading days for home fires caused by cooking (Thanksgiving is number one).

  • Stay in the kitchen when you’re cooking on the stovetop.
  • Turn pot handles toward the back to help keep kids from grabbing them.
  • Make sure all flammable items are kept well away from the stove.

One more thing…

Remember to make sure your smoke detectors and fire extinguishers are in good working order. And if you have one, review your emergency fire escape plan with your family.

No matter how you celebrate this year, we hope you have a very happy and safe holiday season. And remember that if you’re in need of insurance, L & M Insurance Group is here for you. Give us a call at 813-672-4100 or contact us online. Happy holidays!

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Does Your Small Business Need Commercial Property Insurance?

As a business owner, you face many financial risks. For example, if your office or workspace is damaged or destroyed, not only have you lost your assets; you may have also lost your ability to do business at all. Even if you don’t own your own building, if your business has physical assets, you need commercial property insurance to cover your equipment, tools, or inventory.

What it covers

Commercial property insurance covers property owned by your business, including your building, equipment, inventory, furniture, documents, storage sheds, attached outdoor signs and other business assets, with some exceptions explained below. It will pay to repair or replace property damaged, destroyed, or stolen, including property belonging to others under your care and custody. Perils covered include fire, theft, damage from faulty plumbing, wind, and vandalism. Many policies also include coverage for loss of income or increased business expenses due to a covered peril.

What it doesn’t cover

Commercial property insurance does not cover vehicles used in your business—for that, you’ll need a commercial auto policy.

If your business is in a flood zone, you’ll need a separate flood policy, either through the National Flood Insurance Program or through one of the private companies offering flood insurance in Florida.

Commercial property insurance also doesn’t protect your liability if someone sues you. If you also need liability coverage, consider buying a Business Owners Policy (BOP) that combines commercial property insurance with general liability coverage.

Custom coverage

When discussing your business with your insurance agent, be sure to mention whether you transport equipment or supplies to work sites, or your work primarily takes place away from your physical business address. A typical commercial property insurance policy doesn’t cover your assets if they are removed from your business premises, but this is a fairly common issue so insurance companies do offer special coverage for that.

An insurance agent experienced in writing commercial insurance, such as those at L & M Insurance Group, will be able to help you decide what coverage you need to carry to protect your business assets. Take time to answer your agent’s questions—he or she is on your side, working to make sure you not only get the best insurance rate, but you also get the coverage you need for your unique business.

Commercial property insurance is an affordable way to reduce risk to your business’ financial health. Give us a call at 813-672-4100 for a quote, or to discuss your business insurance needs. You may also contact us online by clicking here.

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Insurance 101: Terms You Should Know

Just like any specialized industry, insurance has its own vocabulary. When you’re shopping for a new policy—or trying to make sense of the policy you already have—it helps to understand some of the most commonly used insurance terms. Plus, understanding these terms can also help you get the best insurance rate. How? Because understanding a few key terms will help you compare policies accurately, buy the coverage you need, and even help determine how much money you’ll receive if you make a claim!

General terms

There are a few general terms that apply to several different types of insurance. For instance, you probably know that a deductible is the amount you’ll pay out of pocket before your insurance kicks in. An endorsement (also known as “rider”) is an amendment to the insurance policy that changes its coverage, terms, or conditions. Some examples of endorsements include a change of address when you move, adding or removing a vehicle or driver on an existing auto policy, or adding coverage for sewer backup to a homeowners insurance policy.

Homeowners insurance terms

One of the most important sets of terms you should know is actual cash value versus replacement cost. These terms are most often found in a homeowners insurance policy.

Actual cash value refers to the amount you would be reimbursed for replacing damaged or destroyed property with comparable new property, minus depreciation. Replacement cost is the amount needed to replace damaged or destroyed property or personal belongings without deducting for depreciation, up to the policy limit. If you make a claim thinking you have replacement cost but you actually have actual cash value, you could receive thousands of dollars less than you expect.

Car insurance terms

Occasionally, clients become confused about the different types of injury and liability coverage available in a car insurance policy.

Some states, including Florida, are no-fault states, meaning that drivers must carry insurance for their own injuries, regardless of who is at fault in an accident. This coverage is called personal injury protection (PIP). It covers both the named insured and his or her passengers.

Property damage pays for damage you cause to another vehicle if you’re at fault in an accident.

Bodily injury refers to coverage for injuries you cause in an at-fault accident.

Uninsured motorist pays for your injuries (once you have used up your PIP) if you’re hit by a driver who does not have bodily injury liability insurance or is underinsured.

Still have questions?

These are just a few of the more commonly asked-about insurance terms. There are many more. If you still have questions, don’t be afraid to ask your agent to explain. Personal service is one of the prime benefits of working with an independent insurance agency like L & M Insurance Group. Please give us a call at 813-672-4100 if you have questions about your policy. Please click here for a car insurance quote, or here for a homeowners insurance quote.

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Partner With Your L & M Insurance Agent to Get the Best Rate

We know car insurance in Florida can take a big chunk out of your budget. Choosing an independent insurance agency like L & M Insurance Group is one way to get the best deal—our agents are experts in the local insurance market and we represent dozens of great standard and non-standard car insurance companies. We’re committed to helping you find low-cost car insurance—but there’s something you can do to help us do that.

Information please

To give you the most accurate rate, your L & M Insurance agent will need some information from you. We keep all your personal information confidential, but we do need certain details in order to give you an accurate quote. Taking a few minutes to compile this information will help us to serve you better.

Here are some things we’ll need:

  • Make, model, and year of all vehicles to be insured.
  • VIN numbers of vehicles.
  • Names and ages of all drivers in household. If you have a teen driver in the household, does the student driver maintain a 3.0 grade average? You might qualify for a discount. Also let your agent know if your young driver is living away at school, whether or not he or she took a car with them.
  • Driving record information for each driver. Agents will pull reports that show claims and violations, but be sure to tell your agent if there is anything new not on record yet.
  • Your current insurance coverage and limits if you already have insurance. You can find this information on the declarations page (“dec page”) of your current auto policy. This helps us quote the same coverage you are currently carrying so you get a fair cost comparison.
  • Your insurance history: how long you’ve been insured overall, and how long you’ve been with your current company. Discounts are available for maintaining continuous coverage.
  • Your address and where vehicles are kept when you’re not driving since your location can affect your premium.
  • How much you drive. If you’re working from home now and putting very few miles on your car, let your agent know. There are insurance companies that will reward you for that.
  • Any business use of your vehicles. If you use your vehicle in your work, drive for a ride share service (Uber/Lyft), or deliver pizza, you’ll need a commercial auto policy. Don’t just assume a commercial policy will cost you more. Ask your agent if you have questions.
  • If your vehicle has any of the newest special safety features, like automatic emergency braking, lane-assist, or blind spot detection. While many safety features are now standard and insurance companies account for that, some are not yet common and might earn you a small discount.

Communication with your agent is key. If you don’t or can’t give your agent full and accurate information, he or she cannot give you the most accurate quote. It often backfires if you hide things from your agent because you think you’ll get a cheaper rate. It could cost more in the long run because you could be charged an additional premium, or you might have a claim denied. If your agent had the most accurate information to start with, he or she likely could have placed you with an insurance company more appropriate for your needs.

Your neighborhood insurance agency

The agents of L & M Insurance Group call the Tampa Bay area home, too, and we take pride in being able to help our neighbors with their insurance needs. Remember, even though we represent many quality insurance companies, we really work for you. If you need a car insurance quote—or information on another type of insurance coverage—please give us a call at 813-672-4100 or contact us online. Thank you for giving us the chance to serve you!

L & M Insurance Group also offers commercial auto policies, homeowners and renters insurance, health insurance, Medicare Advantage plans, and real estate investors policies.

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Medicare Open Enrollment: It’s Time to Review Your Coverage Options

If you’re enrolled in Medicare, the annual fall Medicare open enrollment period (Oct. 15- Dec. 7) is the perfect time to review your Medicare coverage options to see if they are still right for you. If you currently have original Medicare and would like to try a Medicare Advantage plan, or if you’d like to change Medicare Advantage plans, this is also the time to do it. Any change you make will take effect beginning Jan. 1, 2021.

A quick reminder: Medicare Advantage plans combine Part A (hospital coverage), Part B (medical coverage), and usually Part D (prescription drug coverage) of original Medicare. The plans, offered by private insurance companies approved by Medicare, may also contain additional coverage, such as vision or dental.

To help you decide which option is best for you, think about what medical services and treatments you need—do you take prescription medication, or need vision or dental care, for example? What about specialized care or physical therapy? Once you know what types of benefits you need, you can compare plans to see which one is right for you.

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If you need help deciding which Medicare Advantage plan or Medicare Supplement is right for you, please call us at 813-672-4100

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Due to COVID-19, another increasingly popular Medicare Advantage plan benefit you might want to consider is “telehealth”—the ability to consult with medical professionals virtually without leaving your home. More and more plans are offering this now.

Whether you are signing up for Medicare Advantage for the first time, or are considering renewing your current plan, here are some things to consider:

  • Are your doctors and preferred hospital part of your plan’s network of providers?
  • What will your out-of-pocket costs be? Can you afford the co-pays and deductible?
  • Do you need vision and dental benefits?
  • Does the plan cover you when you’re away from your primary residence? This is an important consideration for “snowbirds,” because some plans only offer emergency coverage if you’re away from home.

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Staying with original Medicare but concerned about out-of-pocket costs? Ask us about a Medicare Supplement (“Medigap”) plan.

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Medicare coverage can be confusing, so if you’d like to talk to a local agent, L & M Insurance Group is here to help. Let us work with you to find the Medicare option that best fits your situation. We offer plans from Aetna, UnitedHealthcare and others.  Please call us at 813-672-4100, or click here to contact us online.

For more information on Medicare benefits and plans, please see https://www.medicare.gov/

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What Do You Know About Life Insurance?

It’s not something pleasant to think about, but if you’re the breadwinner of the family, one part of planning your financial future is considering what will happen to your loved ones if you were to die. Would they be able to survive without your income? Sadly, many families (four in ten, according to one estimate) would immediately have trouble paying their bills if the primary wage earner died.

One simple way to protect your family after you’re gone is to purchase a life insurance policy.

What is life insurance?

A life insurance policy is simply an agreement that an insurance company will pay out a certain amount of money after the death of the insured, as long as the premiums are current. The main goal of life insurance is to take care of those who depend on you after you die, by providing funds to pay off debts (including such things as a car loan or a mortgage), end-of-life, and other expenses. Many people with children also want to provide enough money for them to complete their educations and become independent.

Most life insurance is either term life or permanent life, also known as whole life. You purchase term insurance for a specific period of time, such as 20, 30, or 40 years. Term life is good for people who need coverage only for a specific amount of time—until children graduate from college, for example. Term policies contain an expiration date, and will only pay out if the insured person dies before that date. After the policy ends, there is no more death benefit. They’re generally quite affordable, especially for younger people.

As long as you pay the premiums, permanent life insurance provides lifelong protection. There are a few other benefits to a permanent insurance policy, and if you absolutely must have a life insurance policy in place when you die, permanent life insurance may be the way to go.

Which type and how much insurance you need depends on your life and financial circumstances and goals. A licensed life insurance agent can help you decide which is best for you. Please call L & M Insurance Group at 813-672-4100 if you’d like to learn more.

In the meantime, here are a few basic facts about life insurance that you might not know:

It costs less than you think.

Many people overestimate how much life insurance costs. Term policies are very affordable, especially for younger people. NerdWallet noted that a 20-year, $250,000 term policy for a healthy 30-year-old cost just $160 a year.

It’s not that hard to get, even if you have some health issues.

Unless they are severe, your health issues shouldn’t keep you from qualifying for a life insurance policy. You will pay more than someone with no issues, but the cost may still be surprisingly affordable.

Worried about a lot of paperwork and a medical exam? Simplified underwriting practices make it much simpler than it used to be, and many policies don’t require a medical exam.

Group insurance through your employer may not be adequate.

In most cases, life insurance won’t go with you if you change or lose your job, or if you retire. In addition, if you have a young family, the coverage amount on a group policy may not be enough to see your family through.

You should review your life insurance policy from time to time.

As with all insurance policies, you should review your life insurance policy regularly to be sure it continues to meet your financial needs. This is true especially after a significant life event such as a marriage, birth or adoption of a child, or a divorce. You’ll also want to verify that contact information, beneficiaries, and other details remain current.

L & M Insurance Group is a full-service agency, and in addition to home, auto, umbrella, and business policies, we also offer life insurance. Please give one of our licensed agents a call at 813-672-4100 or click here if you’d like a life insurance quote.

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What Your Homeowners Insurance WON’T Cover

You expect your homeowners insurance to protect you if your home is damaged or destroyed by a disaster like a hurricane, if you’re burglarized, even if your home is hit by a car (or an aircraft)! But there are a few things that aren’t covered by a standard homeowners insurance policy, and you can save yourself a lot of frustration and heartache if you know what they are. Here are four of the most commonly misunderstood things a standard homeowners insurance policy won’t cover:

  • Floods. Many people are surprised to find there is no coverage for flood damage under a standard homeowners insurance policy. If you want flood coverage, you’ll need to buy a separate flood insurance policy. L & M Insurance Group represents several private insurers that write flood insurance policies at a more competitive rate than the National Flood Insurance Program (NFIP).  These private companies also provide higher limits, and often there is no waiting period, unlike with the NFIP policies. 
  • Sewer backup. A sewer backup can do a lot of damage, aside from the “Ick” factor. Anything from tree roots disrupting pipes to storm waters, to an outdated sewage system can cause a sewer backup, and it’s one peril that most homeowners insurance doesn’t cover automatically. The good news is, it’s usually not that expensive to add sewer backup coverage to your homeowners insurance policy. Ask your L & M Insurance Group agent how you can get this coverage.
  • Maintenance issues. Homeowners insurance is not intended to pay for maintenance issues, such as mold or water damage due to a leaking roof, insect or rodent damage, or general wear and tear. For example, if your roof is getting old and needs to be replaced, that is a maintenance issue, not an insurance claim. As a homeowner, you’re expected to maintain your home and keep it in good repair. Neglect or failure to maintain property is not a cause for a homeowner’s insurance claim.
  • High value personal property. Since certain personal property, like jewelry, is easily stolen, most homeowners insurance policies limit personal property coverage to around $1,500. This may not be enough coverage if you have valuable family heirlooms, expensive jewelry, furs, or an art or firearms collection. If you need more coverage, ask your agent for higher policy limits or a special endorsement to cover your valuable property.

Is it time for a homeowners insurance review?

Things change—so it’s a good idea to review your homeowners insurance coverage from time to time to be sure it still meets your financial needs. Please call us at 813-672-4100 if you have questions about your homeowners insurance, or you’d like to compare rates. (Click here if you prefer to contact us online.) As an independent insurance agency, L & M Insurance Group works for you, not for any individual insurance company. Our agents are experts in finding the best coverage for the most competitive rates—so give us a call and let us help you!

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Florida’s Extreme Weather: Tornadoes

In addition to preparing for hurricanes, central Floridians should also be aware of another natural disaster common to our area: tornadoes. Surprisingly, Florida has a higher frequency of tornadoes (per 10,000 square miles) than any other state—and the coast between Tampa Bay and Fort Myers is one area particularly affected. While tornadoes in Florida aren’t usually as destructive as those in other areas, the problem, according to some experts, is that Floridians are often taken by surprise by them.

Tornadoes in Florida form because of a number of different weather conditions. They form along squall lines where masses of warm air converge, from isolated summer thunderstorms, within a hurricane, or ahead of the cooler air in a spring cold front coming from the north.

Some of the warning signs of an approaching tornado include:

  • Greenish skies
  • Hail
  • Dark, spinning, low-altitude cloud
  • Loud roar or rumble, like the sound of a train

So how can you be ready?

What to do

It’s simple to prepare for the possibility of a tornado. Make sure you have a safe room or space in your house that you can retreat to if a tornado is spotted in your area. This room should be on the lowest level of your home, and in a central space that has no windows, perhaps a bathroom, closet, or hallway.  It’s also a good idea to buy a NOAA weather radio, if you don’t already have one, so that you’ll be notified of official Weather Service warnings, watches and other emergency information.

If a tornado has been spotted near your home, head to your safe room, and crouch low to the floor and cover your head with your hands. Experts also recommend covering yourself with a heavy blanket or something similar to protect yourself from falling debris.

If you’re in a public place, such as an office building or store, calmly go to the lowest level, away from glass. Don’t use the elevator because you could become trapped if the power goes out.

If you’re outdoors or driving, head for sturdy shelter immediately.

Once the tornado has passed, check those around you for injuries, and seek help if needed. Also check for damage to your utility lines. Open the windows if you smell gas, and turn off the main valve, and don’t turn on anything electric or light any matches until the gas has dissipated. Turn off electricity if wires are shorting, and do not go near any downed power lines outside, especially if they are in water. Be careful of broken glass, nails, and other sharp objects.

Is Tornado damage covered by homeowners insurance?

Tornado damage is usually covered by a standard homeowners insurance policy. If a tornado damages your home, contact your homeowners insurance company or your L & M Insurance Group agent as soon as possible. Take photos of damage, and make any temporary repairs you need to avoid further damage.

Need a homeowners insurance quote? Let an L & M Insurance Group agent help you! Please call us at 813-672-4100, or click here to contact us online. L & M Insurance Group is a locally-owned, independent insurance agency in the Riverview/Tampa/Brandon area. We have more than 25 years of experience helping our neighbors with their insurance needs, and we’d love to help you.

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Looking for Cheap Insurance in Florida? Don’t Make These Mistakes

Since Florida auto and homeowners insurance rates are some of the highest in the nation, we understand why you’re looking for ways to save on your insurance premiums. However, before you search for your next insurance policy, remember the purpose of insurance: to protect you financially in case of a claim, whether it’s to repair or replace your car, rebuild your house, replace your personal belongings, or protect your liability if you’re responsible for injuries or property damage. You need your claims to be paid, and you need the amount of the payout to make you whole financially, or protect you financially from a lawsuit. That’s why it’s important to find the right balance between a cheap insurance premium and insurance coverage that is adequate and appropriate for your financial situation.

So when you are looking for cheap insurance in Florida, don’t make these mistakes—they could cost you big.

Not carrying enough coverage.

Homeowners: Some people mistakenly insure their homes for real estate market value. In many cases, that’s not enough if your home is completely destroyed. If that happens, you’ll need to receive enough money to rebuild it. If you’ve only insured it for market value, you’re unlikely to receive enough money in a claim payout to do that. A better way to keep the cost of homeowners insurance down is to raise your deductibles—talk to your L & M Insurance Group agent about whether this option is right for you.

Auto: In the case of auto insurance, the mistake some people make is not carrying enough liability coverage. To fulfill the Bodily Injury section of the Florida Financial Responsibility Law, if you’re in an at-fault accident and you injure someone, you must carry Bodily Injury Liability coverage in the amount of 10,000 per person, 20,000 per accident at least. The problem is, those limits are likely far too low. According to Consumer Reports, the average payout for a car crash injury that doesn’t leave the victim incapacitated is $22,000. And what if more than one person is injured?

If your insurance limits aren’t high enough, you’re on the hook for the rest of the claim—or open to a lawsuit. Again depending on your financial situation, you will likely want to purchase higher limits of Bodily Injury Liability—the insurance industry recommends $100,000 per person/$300,000 per accident, and at least $50,000 for Property Damage Liability.

“Looking for cheap insurance in Florida may seem like a good idea, but going with the cheapest price, regardless of the strength of the insurance company or the quality of its customer service may have consequences.”

Price is important. But it’s not the only consideration. If you have a claim, or any kind of problem with your insurance, you’ll want an insurance company that will be easy to work with—and will pay your claims. An independent agency like L & M Insurance Group can steer you away from companies with shaky financials or poor customer service.

Not buying flood insurance.

Flood damage is not covered by a standard homeowners insurance policy, and Florida, flat, surrounded by water and a target for hurricanes, is almost entirely at risk for flooding. Even if you don’t live in a high-risk area, between 2014 and 2018, more than 40 percent of all National Flood Insurance Program (NFIP) claims came from outside of high-risk areas.  And flood damage is expensive—just one inch of water can cause $25,000 worth of damage, according to FloodSmart.gov. (L & M Insurance Group has several competitive private insurance companies that write flood coverage, often for less than you’d pay through the NFIP.)

Not checking insurance rates at renewal.

At least once a year, it’s a good idea to review your insurance coverage, and check that you’re still getting the best deal you can for your circumstances. Just remember, when comparing rates from different companies, compare “apples to apples”—that is, each quote you get should be for the same type and limits of coverage.

As an independent agency, L & M Insurance Group will help you make the most of your insurance money. We represent multiple financially sound auto and homeowners insurance companies, not just one. We take pride in helping our neighbors in Riverview, Brandon, Valrico, and surrounding areas find the most cost effective insurance options for them. Please call us at 813-672-4100 or contact us online for a no-obligation quote.