Homeowners insurance in Pennsylvania — coverage by county
Pennsylvania law doesn't require homeowners insurance, but most lenders do. How replacement cost, roof age and flood exposure shape your coverage.
- 7 PA counties served Southeastern Pennsylvania
- Statewide PA agency license #908304
- 1997 In insurance since Lionel A. Yates Sr.
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Pennsylvania homeowners insurance
Pennsylvania homeowners insurance is priced mainly on what it would cost to rebuild the home, the age and condition of the roof, and the claim history around your address. The rebuild figure is the one most often set too low. A carrier's automatic estimate can miss what your home would actually cost to rebuild, and a dwelling limit set too low means an underpaid claim if the home is a total loss. Ask for a full replacement-cost estimate, not just the default. Roof age matters too: some carriers cover an older roof only at actual cash value, which pays less after depreciation.
In southeastern Pennsylvania, water is the exposure people underestimate. Homes near the Schuylkill, the Delaware, the Brandywine and smaller creeks can flood outside FEMA's mapped high-risk areas, and most homeowners policies don't cover flood. Severe thunderstorms bring wind and hail too. If your policy has a separate wind or hail deductible, know what it is before storm season.
New to homeowners coverage? Start with our Homeowners insurance overview, then pick a county below, such as Chester County, home of our Devon office, or Philadelphia.
What Pennsylvania law does and doesn't require
Pennsylvania law does not require homeowners insurance, but most banks and lenders require you to insure the home for at least the amount of the mortgage. There is no state minimum coverage amount for a home.
Source: Pennsylvania Insurance Department, homeowners insurance consumer guide.
Mine subsidence
Damage from mine subsidence or mine water blowouts is usually not covered by a homeowners policy. Pennsylvania's Department of Environmental Protection runs a separate Mine Subsidence Insurance program for homes over old underground coal and clay mines. If you aren't sure what is under your property, DEP's MSI Risk map shows the mining status by location. See DEP's Mine Subsidence Insurance page.
Filing a homeowners claim in Pennsylvania
- Prevent more damage. Shut off the water, cover the roof, and keep receipts for any emergency repairs.
- Document it. Photograph the damage before cleanup and list damaged belongings. A home inventory made before a loss makes this much easier.
- Report it. Call your insurer, or call us and we help you report it. Read the notice requirements in your policy.
- Meet the adjuster. The insurer's adjuster inspects and estimates the loss. You may also hire a public adjuster at your own cost to negotiate the claim for you.
- If you disagree. Ask the insurer to explain the decision in writing. The Pennsylvania Insurance Department's Consumer Services Bureau takes questions and complaints about insurers.
Homeowners insurance by Pennsylvania county
Frequently asked questions
Is homeowners insurance required in Pennsylvania?
Not by state law. The Pennsylvania Insurance Department notes that homeowners insurance isn't mandatory, but most banks and lenders require you to insure the home for at least the amount of the mortgage. If your home is in a FEMA high-risk flood zone, your lender can also require flood insurance.
How is replacement cost different from market value on a home?
Market value is what you could sell the home for. Replacement cost is what it would cost to rebuild it at today's labor and material prices. The two can be far apart. Older homes with stone, plaster or custom trim can cost more to rebuild than they would sell for, and some newer homes go the other way. Your dwelling limit should be based on replacement cost.
Do I need flood insurance if I'm not in a FEMA flood zone?
Consider it. FEMA's own guidance is that floods can happen anywhere and that most homeowners insurance doesn't cover flood damage. Homes near rivers and creeks carry real flood risk even outside the mapped high-risk areas. NFIP policies usually have a 30-day waiting period before they take effect, so don't wait for a storm forecast. We can quote NFIP coverage and check private flood options. Our guide on whether flood insurance is required in Pennsylvania explains who has to buy it.
Will my premium go up if I file a claim?
It can. How a claim affects your premium depends on the carrier, the type of claim and how many claims you have had. Several small claims in a few years usually hurt more than one larger claim. Before you file a small claim, compare the amount with your deductible and ask us how your carrier treats claims at renewal.
What about jewelry, firearms or collectibles?
Standard homeowners policies have special limits for theft of jewelry, firearms, silverware and similar items, and those limits are often lower than the items are worth. Check the special limits section of your policy. If an item is worth more, schedule it on a personal-articles endorsement or a separate policy, which usually covers more kinds of loss.