| Scenario | Building | Fixtures | Rent | Loss months | Liability | Risk | Deductible | Add-ons |
|---|---|---|---|---|---|---|---|---|
| Stable long-term | 250,000 | 10,000 | 1,500 | 6 | 500,000 | Medium, Mixed | 1,000 | None |
| Small multifamily | 600,000 | 25,000 | 4,200 | 12 | 1,000,000 | High, Frame | 2,500 | Vandalism, Legal |
| Short-term rental | 400,000 | 18,000 | 3,000 | 6 | 1,000,000 | High, Mixed | 1,000 | Water, Equipment, Umbrella |
- Loss of rent coverage = Monthly rent × Selected months.
- Total insured value (TIV) = (Building × Replacement factor) + Fixtures + Loss of rent coverage.
- Property premium = (TIV ÷ 1,000) × Base rate × Product of risk factors.
- Liability premium = [120 + (Liability limit ÷ 100,000) × 35] × Liability risk factor.
- Discount amount = Subtotal × Discount rate (capped at 25%).
- Estimated annual total = (Subtotal − Discounts) + Taxes + Policy fee.
- Estimated monthly total = Annual total ÷ 12 (+ installment fee if monthly).
- Enter realistic building and fixture replacement values.
- Add rent and choose a loss-of-rent period that fits your risk tolerance.
- Select liability limits, deductible, and any add-ons you want to model.
- Set risk profile items like occupancy, construction, claims, and security.
- Press Calculate to view results above the form.
- Download CSV or PDF to share, save, or compare scenarios.
Coverage inputs that drive Total Insured Value
Landlord pricing starts with Total Insured Value (TIV): building replacement cost, landlord fixtures, and your loss‑of‑rent limit. Here, loss of rent equals monthly rent multiplied by 0–24 months. For example, 1,500 × 6 months adds 9,000 to TIV. Because the property premium scales directly with TIV, accurate replacement values usually move the estimate more than small endorsement changes.
Risk factors that scale the base rate
The calculator applies a base rate per 1,000 of TIV, then multiplies by underwriting factors. The built‑in tiers use 3.2, 4.0, and 5.0 per 1,000 for economy, standard, and premium scenarios (or you can enter a custom rate). Location runs 0.90–1.45, construction 0.92–1.10, occupancy 1.00–1.50, and property age 0.96–1.20. Stacking these multipliers explains why similar limits can price differently.
Liability and loss-of-rent levers
Liability is estimated as 120 + (35 per 100,000 of limit), then adjusted for higher‑risk occupancy and recent claims. Moving from 500,000 to 1,000,000 adds about 175 before adjustments. Loss‑of‑rent premium is modeled at 0.7% of the loss‑of‑rent limit and scaled by occupancy. Align both with your lease terms, eviction timelines, and repair lead times.
Deductibles, discounts, and fee assumptions
Deductibles affect the property portion through a factor curve: 250 uses 1.10, 1,000 uses 1.00, 5,000 uses 0.88, and 10,000 uses 0.82. Discounts are capped at 25% and include a 7% bundle credit, multi‑property credits of 5%–12%, and a 3% paid‑in‑full credit on annual plans. Taxes and a flat policy fee are added after discounts.
Turning the estimate into better quote comparisons
Use the annual total to set a budget range, then request insurer quotes with matching limits for building, liability, loss of rent, and add‑ons. If the estimate feels high, test sensitivity by raising the deductible, reducing loss‑of‑rent months, or confirming protective features. Use the deductible chart to weigh cash reserves against premium savings before choosing a final structure today. Save scenarios as CSV or PDF so your assumptions stay consistent when you shop.
What does this calculator estimate?
It estimates annual and monthly landlord insurance costs using your coverages, risk profile, deductible, discounts, taxes, and fees. It is for planning only, not a binding quote.
Is building coverage the market value?
No. Use replacement cost to rebuild, including labor and materials. Market value includes land and local demand, which can understate or overstate rebuilding cost.
How is loss of rent calculated?
Loss of rent equals monthly rent multiplied by the number of months you select. The model then rates that limit and scales it for occupancy risk.
Why do occupancy and claims change the result?
Short-term, student, and vacant properties often have higher frequency or severity expectations. Prior claims can also signal elevated risk, which increases rating factors in the estimator.
What is deductible sensitivity?
It shows how changing the deductible can affect the annual total. Higher deductibles typically reduce the property portion, but the effect depends on other coverage and risk factors.
How should I compare real quotes?
Keep limits consistent: building, liability, loss of rent, and add-ons. Ask insurers for a full breakdown of fees, taxes, and endorsements so you can compare apples to apples.