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  • Archive for April, 2010

    Credit Scoring and Insurance Rates

    Apr. 21st 2010

     The following is an article published by the Insurance Information Institute: (Apirl 2010). I think it does a good job of explaing the question I get often, “What does my credit have to do with insurance?”.

    Credit Report Information—Who Wants It? 

    It is becoming increasingly important to have an acceptable credit record. Whether we like it or not, society equates the ability to manage credit responsibly with responsible behavior, even if individuals have a bad credit record through no fault of their own. Landlords often look at applicants’ credit records before renting apartments to see whether they manage their finances responsibly and are therefore likely to pay their rent on time. Banks and other lenders look at the credit records of loan applicants to find out whether they are likely to have loans repaid. Some employers also look at credit records, especially where employees handle money, and view a good credit record as a measure of maturity and stability.

    Why Insurers Need It: Insurers need to be able to assess the risk of loss—the possibility that a driver or a homeowner will have an accident and file a claim—in order to decide whether to insure that individual and what rate to set for the coverage provided. The more accurate the information, the closer the insurance company can come to making appropriate decisions. Where information is insufficient, applicants for insurance may be placed in the wrong risk classification. That means that some good drivers will pay more than they should for coverage and some bad drivers will pay less than they should. The insurance company will probably collect enough premiums between the two groups to pay claims and expenses, but the good drivers will be subsidizing the bad.

    By law in every state, insurers are prohibited from setting rates that unfairly discriminate against any individual. But the underwriting and rating processes are geared specifically to differentiate good risks from bad risks. Since insurance is a business, insurers favor those applicants that are least likely to suffer a loss. One of the key competitive aspects of the personal lines insurance business is the ability to segment risks and price policies accurately according to the likely cost of claims generated by those policies.

    Insurance scores help insurers accomplish these objectives. Actuarial studies by Tillinghast, an actuarial consultant firm, have shown a 99 percent correlation between insurance scores and loss ratio—the cost of claims filed relative to the premium dollars collected. In other words, people who have low insurance scores, as a group, account for a high proportion of the dollars paid out in claims. Insurance scores developed by the insurance scoring company Fair Isaac involve a set of 15 to 30 credit characteristics, each with an assigned weight, that produce a score ranging from 100 to 999. The lower the score, the greater the risk. According to Fair Isaac, 76 percent of consumers exhibit good or fair credit management behavior. Only four percent of the population are so-called “no hits” with no credit history. This small group would include the very young, who have not yet established a credit history; those who might not use credit for personal or religious grounds; and retirees who have probably paid off their mortgage.

    The reasons behind the predictive value of credit scores appear to be behavioral. The character trait that leads to careful money management seems to show up in other daily situations in which people have to make decisions about how to act, such as driving. People who manage money carefully may be more likely to have their car serviced at appropriate times and may also more effectively manage the most important financial asset most Americans own—their house—making routine repairs before they become major insurance losses. But of course, there are always exceptions to the rule. For example, there are people who have filed for bankruptcy that have never filed an insurance claim. Furthermore, a low insurance score doesn’t predict that a person will have an accident.

    The information used in insurance scoring models does not include personal data such as a person’s ethnic group, religion, gender, family or marital status, handicaps, nationality, age, address or income. The scoring process relies on information in a person’s credit record. Particular emphasis is placed on those items associated with credit management patterns proven to correlate most closely with insurance risk, such as outstanding debt, length of credit history, late payments, collections and bankruptcies, and new applications for credit. Credit-related activities within the last 12 months are given most weight.

    Common Misunderstandings about Credit Scoring: Many people have no idea they are beneficiaries of insurance scoring. More than 50 percent of policyholders have a lower premium because of good credit, insurers say, although consumers themselves, when asked, think most people do not benefit.

    Some consumers are disturbed by the fact that, when applying for insurance, one insurer will reject their application based on their insurance score yet another company will find it acceptable. They ask how insurers’ responses can be so different when they are all working from essentially the same credit report information. Many large insurance companies have now developed their own insurance scoring model, using their own proprietary information in combination with standard actuarial data. Even when insurers use the leading vendors of insurance scoring models they may have the model tailored to their own target market. Not all insurers are looking to insure the same kind of drivers or homeowners. Some may target only those with the best scores, with no recent accidents or traffic violations, while others may seek out people with a less than perfect record.

    Posted by Joel Paprocki | in Uncategorized | No Comments »

    Is That Condo a Townhouse?

    Apr. 14th 2010

    So, what’s the difference?

    You already know what the typical townhouse and condo physically look like. And 90% of the time you know what it is when you see it. But it’s the other 10% that can get you in trouble. In Austin, the last 10 years it’s even more common for builders in downtown areas to split a lot in half with a two unit condo complex versus a two unit townhome. This is because the building permit process is much faster to build condos because the land does not need to be re-deeded since its still one owner of the land, the HOA, vs. two or more with a townhouse complex.

    NOTE: being listed as a condo can mark a big difference when you look for a mortgage on a property like this as lending standards are stricter on condos.

    The only way to tell the difference is by checking the legal documents that show exactly how it was defined when it was built. The restrictive covenants will state whether it is a townhouse or a condo. Usually, the closing attorney will pull a copy of these when they do their title search but, that may be a day before closing and you need insurance prepared well in advance. So, you may want to call the homeowners association president to get a copy or verification. Don’t trust the seller! They could have been mis-informed when they bought it.

    NOTE: you can call your HOA and ask them if there is a master policy for the outside walls; If they say yes, then you live in a condo.

    What’s the big deal? Condos and townhouses are insured by two different kinds of policies.

    Since a condo owner only owns the space within the unit and its contents, that’s all a condo policy covers. The association’s master policy covers the walls, roof, and sometimes the deck, porch, etc..  And most condo association policies cover the interior cabinets and floor coverings as they were originally installed. There could be a problem if a unit has been upgraded from the original. Most times, the association policy will not cover any upgrades in cabinets, light fixtures, etc.. The buyer will have to increase this coverage. It’s called “alterations and improvements” coverage.

    A townhouse is insured with a standard homeowners policy, just like a single family home. Since the townhouse owner owns everything from the ground up, they must be insured from the ground up, including the walls, roof, contents, lights, cabinets, etc..

    Posted by Joel Paprocki | in Uncategorized | No Comments »

    Homeowners Insurance Policy Forms and Coverage

    Apr. 7th 2010

    With home insurance the perils covered (losses covered) can vary from insurance company to insurance company, but follow the outline of Broad or Open Perils for the structure. This outline is a good starting point to understand your home insurance, but you should always read the policy. It’s easier than you would think and can avoid surprises later.

    The typical HO-A or ISO HO-1 policy which are broad form policies Cover the following Perils.

    -Fire and lighting
    -Windstorm an Hail
    -Explosion
    -Riot or Civil Commotion
    -Aircraft
    -Vehicles
    -Smoke
    -Vandalism and Mischief
    -Theft
    -Volcanic Eruption

    By endorsement and extra premium often Accidental Discharge or overflow of water/steam can be added.

    In addition to the above perils, the Open perils which offers more coverage, and are standard on the HO-B and ISO HO-3, as well as many individual insurance companies modified forms.

    - Accidental Discharge or overflow of water/steam
    - Falling Objects
    -Weight of ice, snow, sleet
    - Cracking, bulging of heating and A/C system
    -Freezing
    -Damage from artificially generated current
    -Risk of Loss with exclusions (in other words they cover losses unless its excluded.)

    The website below can guide you to compare policy forms among companies. NOTE: I have found many errors so use it as guide and ask your agent to clarify if need be.

    http://www.opic.state.tx.us/hoic.php

    Posted by Joel Paprocki | in Uncategorized | No Comments »

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