landlord/tenant Q&A

LURLINE R. JOHNSON (R), ABR, CRB, CRS, GRI, RMP
Property Manager
Property Profiles, Inc.
Past President, Oahu Chapter
National Association of Residential Property Managers

Q. Every time hurricane season comes around, I feel like I need to make sure that my tenant is prepared in case something catastrophic happens. Can you recommend anything for me and my tenant? I have a single-family home in Salt Lake – so we aren’t close to the water, but you just never know what can happen.

A. You are wise to be thinking about this issue. Every year from June to November we have hurricane season – and as we all know last year Hurricane Lane came very close to causing major devastation to our islands.

You should encourage your tenant to build an emergency kit.

There is a printable version at www.fema.gov/ media-library/assetts/ documents/90354. This will cover the basic items that will be needed if you or your tenant need to evacuate – or even if you shelter in place. Besides these basic items you need to consider unique needs for yourself as well as items for seniors and pets.

Once you assemble your kit, store the items in an airtight plastic bag and put them in one or two easy to carry containers such as a duffle bag or plastic bin. Your basic kit could include things such as one gallon of water per person per day, for a minimum of 3 days. A 3 day minimum supply of non-perishable food, battery powered or hand crank radio, flash-light, first aid kit, extra batteries, a whistle to signal for help, dusk mask in the event of contaminated air, moist towelettes, garbage bags and plastic ties for personal sanitation, basic tools, manual can opener and a cellular phone with chargers and back up batteries.

There may be specialized items that you need for your own family such as prescription medications, non-prescription medications such as pain relievers or antacids, glasses or contacts, items for baby, pet food and extra water for the family pet, cash, important family documents, sleeping bag or warm blankets for each person, change of clothes and matches in a waterproof container. Of course, there may be other personalized items that you will want to include in your own kit.

Once the kit is assembled you need to maintain it, so it is ready when needed. Keep your kit in a cool, dry place, replace expired items as needed and re-think your needs each year and update your kit as your family needs change.

There are other things that you should take into consideration as well. Unfortunately, many renters believe that their personal property is covered under the landlord’s insurance policy but that is not the case. The landlord’s policy will cover the building or home you rent, but not your tenants personal property. It is the landlord’s responsibility to insure the structure of the rental home, but if lighting causes a fire, the owner’s insurance will cover damage to the dwelling but not the tenant’s personal property.

So, what can a renter do to protect their personal property? Renter’s insurance is the answer, but what does renter’s insurance cover? It does include fire coverage – it will reimburse the renter for damage caused by flames and smoke. The policy will also cover wind damage which could be caused by a tropical storm. However, damage caused by hurricanes is less cut and dry than other types of catastrophes. While most renter’s insurance policies do cover wind damage, some companies in coastal areas affected by hurricanes exclude this from standard coverage. One policy may only cover wind damage and one may require you to purchase an additional rider for hurricane damage.

If water is falling from the sky during the hurricane and causes damage, a renter’s policy will most likely cover it.

If the water damage is caused by flooding due to the hurricane, it will most likely not be covered and will be excluded from the standard policy. Flood insurance is regulated and sold by the National Flood Insurance Program (NFIP), created by the government to help property owners recover from a flood. You may be required to purchase renter’s flood insurance if you live in an area zoned for high risk flooding.

Earth movement is generally also excluded from renter’s insurance coverage. So, if your belongings are damaged by an event such as an earthquake, landslide or volcanic eruption your renter’s policy probably won’t help you replace your items. You will need to investigate the different policies out there and make the best decision based on your circumstances and location.

By understanding what renters’ insurance may and may not cover, you will be more prepared as you get back on your feet after a storm.