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Landlord & Rental Property Insurance in Kirkwood, MO

 

Own a rental home, duplex or small multi-family property in Kirkwood or anywhere in St. Louis County? A standard homeowners policy usually won't cover a property you rent to tenants. You need a landlord policy built for investors — and as an independent agent, Hashley Insurance Agency shops multiple carriers to find the right coverage at a competitive price.

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What Landlord Insurance Covers

 

A landlord policy (often called a dwelling fire or "DP" policy) protects the building you rent out and your income from it. Most policies can include:

  • Dwelling coverage – repairs or rebuilding after fire, wind, hail, lightning and other covered losses.

  • Other structures – detached garages, fences and sheds on the rental property.

  • Loss of rent (fair rental value) – replaces rental income while the property can't be lived in after a covered loss.

  • Landlord liability – legal defense and settlements if a tenant or visitor is injured and holds you responsible.

  • Landlord-owned contents – appliances, furnishings or equipment you provide to tenants.

Your tenants' belongings are not covered by your policy — we recommend requiring renters insurance in every lease.

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DP-1 vs. DP-3: Which Policy Do You Need?

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  • DP-1 (basic form) covers a short list of named perils, usually pays actual cash value (after depreciation), and is often the lowest-cost option. It can fit older or lower-value properties.

  • DP-3 (special form) covers the building against all risks except those specifically excluded and typically pays replacement cost. Most investors with a mortgage or a property they plan to hold long term are better served by a DP-3.

 

We'll walk you through the difference in plain English and quote both when it makes sense.

 

Properties We Insure

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  • Single-family rental homes

  • Duplexes, triplexes and 4-plexes

  • Condos and townhomes you rent out

  • Properties owned in an LLC

  • Vacant properties and rehabs between tenants

  • Portfolios of multiple rentals

  • Short Term and Long Term Rentals

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Insuring Older St. Louis Homes

 

Much of St. Louis County's rental housing was built decades ago. Carriers look closely at roof age, electrical systems (including knob-and-tube wiring), plumbing and heating updates. Because we work with several insurance companies, we can often place properties that one carrier would turn down — and tell you which updates could lower your premium.

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Why Work With an Independent Agent?

 

A captive agent can only offer one company's landlord policy. We partner with multiple top-rated carriers, so we can compare coverage and price side by side, bundle your rentals with your home, auto and umbrella policies, and stay with you when you file a claim. We've served Kirkwood and the St. Louis area for over 20 years.

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Areas We Serve

 

Kirkwood, Webster Groves, Glendale, Des Peres, Sunset Hills, Crestwood, Rock Hill, South St. Louis County, the City of St. Louis, St. Charles County and Jefferson County.

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Landlord Insurance FAQ

 

Do I need landlord insurance if I rent out my house?

Yes. Most homeowners policies exclude or limit coverage once a home is rented to tenants. A landlord policy is designed for rental use and is usually required by your lender.

 

Does landlord insurance cover tenant damage?

Sudden, accidental damage from a covered peril is often covered. Normal wear and tear and intentional damage are typically excluded, though some policies offer vandalism coverage. We'll review the options with you.

 

Can I insure a rental owned by an LLC?

Yes. The policy should be issued in the LLC's name so coverage matches ownership. We can help you set this up correctly.

 

What about vacant properties?

Many policies limit coverage after a property has been vacant for 30–60 days. If you're between tenants or rehabbing, we can find vacant or renovation coverage.

 

Should I add an umbrella policy?

If you own multiple rentals, an umbrella policy adds an extra layer of liability protection at a relatively low cost. Ask us for a quote.

 

Get a Landlord Insurance Quote

 

Tell us about your rental properties and we'll shop multiple carriers for you. Call 314-569-1440 or book a call online.

Hashley Insurance Agency · 101 W Argonne Dr, Ste 244, Kirkwood, MO 63122

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