Whether we’re tucked into an inland community or living on the coast, homeowners insurance can be a challenge in North Carolina and in many south eastern states. Florida is often said to be the most difficult, for its state-run Florida Citizens Property Insurance Corporation, originally to only be a "last resort", is now the state’s primary provider. However, recently Florida allows certain private insurance versus government insurance).

In both FL and NC, one of the difficulties home owners and renters often face is the classification of "hard to insure" by insurance companies. In the southeastern U.S., we understand that storms, hurricanes, floods, tornados and fires create higher risk coverage conditions. Extreme weather is a strong influence upon insurance availability and price. Naturally, Florida and North Carolina insurance companies are more likely to place the "hard to insure" designation upon properties near the coasts or lakes, be they waterfront condos, single family homes or apartments. For homeowners and renters alike, "hard to insure" means higher premiums, if insurance can be found.

Other conditions can cause a person to have difficulty finding insurance coverage or make for higher insurance premiums. An entire neighborhood may be termed as unsafe if high crime is a problem. If homeowners or renters have property that is not well maintained, this also can count against them.

If a property is used as a rental, it’s important that it not be seen as frequently "vacant" as it’s difficult to obtain coverage for vacant properties, for they present higher risk. Sink holes can be terrific problems in Florida. While landslides in some areas of the mountains of North Carolina are a real threat, they are not covered at all by standard homeowner or rental policies.

Other reasons one might be in a high risk category are trampolines, swimming pools and ponds. "High risk" dogs can be a certain reason one may enter this hard to insure realm. Alarming reports about injury and damage caused by dogs are commonplace. While all breeds of dogs are best behaved with well trained and experienced owners, statistics indicate that some breeds have more serious difficulty without proper training, socialization, kenneling etc. Breeds that may place property owners at risk from an insurance standpoint (regardless of how prepared the owner is) are the Pit Bull, Presa Canario, Rottweiler, Doberman Pinscher, German Shepherd, Siberian Husky, Alaskan Malamute, Chow and the Wolf hybrid.

While there are specific elements that create "hard to insure" and high cost coverage situations, also worthy of mention is the simple "hassle factor" experienced by millions in Florida. Floridians have had much to navigate through, given the changing state rules of past months and recent years. For example, recent changes to policies that cover wind and water damage must now have minimum deductibles of $500 in Florida. In addition, when policies exclude wind damage coverage, special rating credits are required in event of any damage. It’s helpful to find assistance navigating all the particulars.

As there are many details to consider, homeowners and renters are encouraged to collect multiple insurance quotes, as important differences often exist among policies.