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Sorry, not a tractor question...

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ETD66SS

04-22-2005 04:03:59

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How the hell do I get personal liability insurance on vacant land that I will be working on with my backhoe & a few other toys b4 I build my house? (I own the land with one of my brothers. According to his agent, his homeowner�s policy will not cover the vacant land...)

I do not own a home (live with my parents), therefore I do not have a homeowner�s policy...

I'm having a hard enough time getting an Inland Marine policy on my backhoe, no one will quote me a policy because I do not own a home!

Arghhhh! I'm trying to build a home dammit!

Anyone in a similar situation?

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3010 Ken

04-22-2005 13:25:25

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Re: Sorry, not a tractor question... in reply to ETD66SS, 04-22-2005 04:03:59

I realize we are way far south of you here in Louisiana but I use Farm Bureau and they struck me as being the most knowledgable and helpful of any of the agents I talked with.Give them a call if they are in your part of the country. Good Luck,Kenny

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Joe MN

04-22-2005 06:29:21

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Re: Sorry, not a tractor question... in reply to ETD66SS, 04-22-2005 04:03:59

WHY NOT LOOK INTO CONTRACTORS INSURANCE, YOU CAN CALL YOURSELF A CONTRACTOR AND APPLY FOR THAT INSURANCE, THAT SHOULD BE SIMPLE DON'T YOU THINK?

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Scott Green

04-22-2005 15:09:09

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Re: Sorry, not a tractor question... in reply to Joe MN, 04-22-2005 06:29:21

I was going to suggest the same exact thing. Start up your own business. You won't have to register for DBA. Go under your own name. Ask for Contractors Liability insurance.

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ETD66SS

04-22-2005 10:02:25

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Re: Sorry, not a tractor question... in reply to Joe MN, 04-22-2005 06:29:21

I plan to sell firewood from the lot.

What if I start my own buisness???

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WyoDave

04-22-2005 06:16:10

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Re: Sorry, not a tractor question... in reply to ETD66SS, 04-22-2005 04:03:59

I had a very similar problem just a couple months ago. I own a farm, but there is no house on it. I chose to live with my brother in town about 7 miles away untill my house is built. I wanted liability insurance on the place though. I ended up having to get renters insurance, which I don't really need, to make it work. You might have to do something like that. I just increased the deductible on the renters insurance to where it cost almost nothing. My insrance is through Farm Bureau. Something to look into.
David

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WiscTom

04-22-2005 05:51:47

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Re: Sorry, not a tractor question... in reply to ETD66SS, 04-22-2005 04:03:59

Shop the insurance need about. Some agents only offer suburban homeowners policies, which are not intended to fill the bill for your rural tract. They write policies for town folks only. An agent who can write policies for farmland, and Ag concerns will be able to assist you.

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jdemaris

04-22-2005 05:49:15

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Re: Sorry, not a tractor question... in reply to ETD66SS, 04-22-2005 04:03:59

Yeah, I've experienced something similar. I own a house with 50 acres and several other properties scattered around New York state and the U.P. in Michigan. First, I checked into liability insurance for some land I have in the Adirondacks. I am slowly trying to build a cabin on it. My home-owner's policy covers me for any property I own, but ONLY if there are NO buildings on it. So, now that I'm building, I'm screwed I guess. I have another property with a ca. 1820 barn on it. I tried to get insurance on that, and the company said no unless I put new siding on it. Not sure I understand that one. Now, back to my home. It is over double the size it was originally when we first insured it. We also have some "oddities" e.g. a wood cook stove, a Rumsford wood cooking fireplace and brick bake oven, a few antique gas stoves, a wood furnace, etc. So, I finally got around to calling the agent in an attempt to raise our coverage. He came out - got a little confused, and came back a week later with a company rep. They said I am under-insured, and they only deal in "full-replacement" policies. Now, I just received a quote - but to get the new insurance I also have to pay $70 a year to join the Farm Bureau. I'm still trying to find out, what exactly that gets me.

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420charlie

04-22-2005 10:00:31

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Re: Sorry, not a tractor question... in reply to jdemaris, 04-22-2005 05:49:15

You Pay $70 A Year? Here In Ky I Pay $20

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2x4

04-22-2005 23:39:05

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Re: Sorry, not a tractor question... in reply to 420charlie, 04-22-2005 10:00:31

In West Virginia I pay $40/yr.

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Oliver

04-22-2005 05:34:58

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Re: Sorry, not a tractor question... in reply to ETD66SS, 04-22-2005 04:03:59

You"ve found insurance agents... who won"t sell you insurance? You are either from a very strange part of the universe, or a very high risk for some reason. Around here Shelter, State Farm, American Family, Farmers Mutual, and 2 dozen other companies write insurance on farms or vacant land every day.

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ETD66SS

04-22-2005 06:06:02

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Re: Sorry, not a tractor question... in reply to Oliver, 04-22-2005 05:34:58

I live in Western New York, North of Buffalo NY...

Can't seem to get State Farm to give me insurance on my backhoe... They just don't call back...

Maybe they are just lazy agents...

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paul

04-22-2005 09:51:22

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Re: Sorry, not a tractor question... in reply to ETD66SS, 04-22-2005 06:06:02

The other thing you may find are agents that write up a policy for you, but it don't quite match what you have - be careful of that, when the chips are down, the big company will say you don't qualify sorry we won't pay, and you will be left holding the bag. Supposed to be checks & balances for this, but, as always, it is the bottom of the food chain (you & me) that end up holding the bag.....

--->Paul

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tlak

04-22-2005 05:08:10

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Re: Sorry, not a tractor question... in reply to ETD66SS, 04-22-2005 04:03:59

Why dont you have your brother get the policy and you pay?

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ETD66SS

04-22-2005 05:12:56

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Re: Sorry, not a tractor question... in reply to tlak, 04-22-2005 05:08:10

Well, my brother talked to hi agent, his homeowners insurance will NOT cover the vacant land...

And since there are 2 names on the deed, I assume we would need a new separate policy with our names on it???

I hate insurance companies...

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VADAVE

04-22-2005 04:49:59

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Re: Sorry, not a tractor question... in reply to ETD66SS, 04-22-2005 04:03:59

Talk to a farm insurance agent. They will be able to write a policy to cover the backhoe and liability for anyone just walking onto the place (two different policies). As part of the general farm policy you can get coveage for workers. So if you hire someone, particularly for only a short time, called incidental, they are covered. You, personnally, should have coverage from your off-farm job.

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tlak

04-22-2005 04:45:20

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Re: Sorry, not a tractor question... in reply to ETD66SS, 04-22-2005 04:03:59

Why dont you have your brother get the policy and you pay?

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Oliver Power

04-22-2005 04:41:35

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Re: Sorry, not a tractor question... in reply to ETD66SS, 04-22-2005 04:03:59

Good question! You can get liability and compensation. The problem is , it does not cover "you". It covers everyone but you. Let me double talk myself a little. You can get a special compensation to cover yourself , but it is so expensive , that you would have to be either be rich , or part of a big corporation.

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ETD66SS

04-22-2005 05:04:30

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Re: Sorry, not a tractor question... in reply to Oliver Power, 04-22-2005 04:41:35

I'm not worried about myself, I'm worried about getting sued by parents of some trespassing kid walking up to our half dug pond & drowning or something...

A trespassing hunter falling out of his tree stand, etc...

All grounds for some scumbag prosecutor to ruin my life...

Right now the land deed is in two names, and we have not split the land yet, so legally, we simply both own it...

I guess I don't know how to get insurance in this matter.

I've talked to s few state farm agents, neither will help me...

I'm not a farmer, I'm an Engineer, and not sure I can get this farmer's insurance???

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jokers

04-23-2005 08:23:22

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Re: Sorry, not a tractor question... in reply to ETD66SS, 04-22-2005 05:04:30

In New York State you will most likely be protected from liabilty under the General Obligations Law if someone should happen onto your property and then be hurt, unless you have created an "attractive nuisance", a condition or feature that could be reasonably expected to be "attractive" and potentially harmful to a casual occupant of your property, something like a half dug pond with water in the bottom and walls so steep that there is no avenue for egress or an open well. I am not offering you legal advice, merely something to consider and then research to your own satisfaction. I would also legally post the property. Voss signs at www.vosssigns.com has some very nice, quality signs at fair prices. I will also post a link to NYS DEC posting guidelines.

Russ

NYS Posting Q+A

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dave from MN

04-22-2005 05:53:42

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Re: Sorry, not a tractor question... in reply to ETD66SS, 04-22-2005 05:04:30

Dep what state you are in there are laws protecting land owners from some of the things you listed. Make sure land is posted. Also an ounce of prev is worth you know. Dig a hole- throw a fence round it, Any known hazard can have a sign posted ot a barrier installed. As far as ins, ussually they compete for business, explain only what you need and start calling. My ins agent made a custom policy for us that covered everything we wanted, some were 1st for him also. Good luck, be safe,shop around

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JBH

04-22-2005 05:52:50

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Re: Sorry, not a tractor question... in reply to ETD66SS, 04-22-2005 05:04:30

Have you got the land posted with No Trespassing signs. I know this will not keep nosey people off the land, but it will give you the upper hand if something should happen to someone on your land not invited.

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ETD66SS

04-22-2005 06:04:36

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Re: Sorry, not a tractor question... in reply to JBH, 04-22-2005 05:52:50

Well, we are in the process of getting the land posted, and will put up no tresspassing signs.

And yes, where we will be digging, we will use caution tape, fencing, and whatever else will legally help us out...

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Nat

04-22-2005 18:41:53

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Re: Sorry, not a tractor question... in reply to ETD66SS, 04-22-2005 06:04:36

I'm in the process of building a new house now. I called my ins agent and asked for a builders risk policy. That may be what you want, but I'm no agent

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