How to Get Homeowners Insurance in Pennsylvania

Homeownership in Pennsylvania comes with both pride and responsibility. From the historic brick row homes of Philadelphia to the cozy cabins nestled in the Pocono Mountains, every residence deserves protection against the unexpected. Homeowners insurance in Pennsylvania is not just a financial safeguard—it’s a legal and practical necessity. Whether you’re a first-time buyer, relocating from another state, or renewing an existing policy, understanding how to secure the right coverage can mean the difference between a minor setback and a financial disaster.

Unlike some states where homeowners insurance is optional, Pennsylvania requires lenders to mandate it for mortgaged properties. Even for cash buyers, the risks of fire, windstorms, theft, and liability claims make coverage essential. With Pennsylvania’s unique weather patterns—including frequent ice storms, heavy snowfall, and occasional tornadoes—having comprehensive insurance isn’t a luxury; it’s a critical component of responsible ownership.

This guide walks you through every step of securing homeowners insurance in Pennsylvania, from evaluating your needs to comparing providers, understanding policy nuances, and avoiding common pitfalls. By the end, you’ll have a clear, actionable roadmap to find affordable, reliable coverage tailored to your home and lifestyle.

Step-by-Step Guide

Step 1: Assess Your Home’s Value and Replacement Cost

Before you begin shopping for insurance, determine the replacement cost of your home—not its market value. The replacement cost is the amount it would take to rebuild your home from the ground up using current materials and labor costs. This figure is crucial because most insurers base coverage limits on replacement cost, not purchase price or assessed value.

To estimate replacement cost accurately, use online calculators provided by the Insurance Information Institute (III) or the National Association of Home Builders (NAHB). Alternatively, consult a licensed contractor or appraiser familiar with Pennsylvania construction standards. Factors influencing replacement cost include:

• Square footage and architectural style (e.g., Victorian, ranch, colonial)
• Materials used (brick, stone, vinyl siding)
• Roof type and age
• Basement or crawl space presence
• Upgrades such as custom cabinetry, hardwood floors, or energy-efficient windows

Underinsuring your home can leave you responsible for a significant portion of rebuilding costs after a loss. For example, if your home’s replacement cost is $350,000 but your policy only covers $250,000, you may need to pay $100,000 out of pocket after a total loss. Always ensure your coverage matches or exceeds the replacement cost.

Step 2: Inventory Your Personal Property

Homeowners insurance covers not just your structure but also your belongings. This includes furniture, electronics, clothing, jewelry, appliances, and more. Most policies offer coverage based on either actual cash value (ACV) or replacement cost value (RCV).

ACV pays the depreciated value of your items at the time of loss, while RCV reimburses you for the cost to replace them with new equivalents. RCV is more expensive but far more beneficial in a claim. For example, a 5-year-old television with an ACV of $200 might cost $600 to replace today.

Create a detailed inventory of your personal property. Document each item with:

• Name and description
• Brand and model number
• Purchase date and receipt or proof of value
• Photographs or video footage

Store this inventory digitally in the cloud and keep a printed copy in a fireproof safe. Many insurers offer free digital inventory apps, such as Encircle or Sortly, which make documenting and updating your belongings simple.

Step 3: Determine Liability and Additional Coverage Needs

Liability coverage protects you if someone is injured on your property or if you accidentally damage someone else’s property. Pennsylvania law requires a minimum of $50,000 in liability coverage, but most experts recommend at least $300,000 to $500,000. If you own a swimming pool, trampoline, or have frequent guests, consider increasing this limit.

Additional coverage options to evaluate include:

• Personal property extension: For high-value items like jewelry, art, or collectibles that exceed standard limits ($1,000–$2,500 per item).
• Ordinance or law coverage: Pays for upgrades required by local building codes after a loss (e.g., installing fire sprinklers).
• Water backup coverage: Covers damage from sewer or sump pump backups—a common issue in older Pennsylvania homes.
• Earthquake coverage: Though rare, Pennsylvania does experience minor seismic activity, especially near the New Madrid fault line.
• Identity theft protection: Some insurers bundle this service with policies, offering monitoring and recovery assistance.

Review your policy’s exclusions carefully. Standard policies typically exclude flood, nuclear events, and intentional damage. Flood insurance must be purchased separately through the National Flood Insurance Program (NFIP) or a private provider.

Step 4: Research Pennsylvania-Specific Risks and Requirements

Pennsylvania’s climate and geography create unique insurance considerations. The state experiences:

• Heavy snowfall and ice dams, especially in the northern and mountainous regions
• Severe thunderstorms and straight-line winds
• Occasional tornadoes, particularly in the southeastern counties
• Older housing stock with outdated electrical systems and plumbing

Insurers may require inspections for homes older than 30 years, especially if they have knob-and-tube wiring, aluminum plumbing, or coal-burning furnaces. Some companies may deny coverage or charge higher premiums for these features unless upgraded.

Additionally, Pennsylvania is a “no-fault” state for auto insurance, but this does not apply to homeowners policies. However, insurers may use your credit history, claims history, and home safety features to determine premiums. Maintaining a claims-free record and installing safety devices can significantly reduce your rates.

Step 5: Compare Quotes from Multiple Insurers

Never settle for the first quote you receive. Pennsylvania has dozens of insurers offering homeowners policies, including national carriers like State Farm, Allstate, and Liberty Mutual, as well as regional providers like PAICA (Pennsylvania Insurance Company Association) and Erie Insurance.

To compare effectively, request quotes using identical coverage parameters:

• Same replacement cost value
• Same liability limit (e.g., $500,000)
• Same deductible ($1,000 is standard)
• Same additional coverages (e.g., water backup, ordinance & law)

Use online comparison tools such as Policygenius, NerdWallet, or Insurify to streamline this process. These platforms allow you to input your home details once and receive multiple quotes within minutes.

When evaluating quotes, consider more than just price:

• Company reputation and financial strength (check AM Best ratings)
• Customer satisfaction scores (J.D. Power, Consumer Reports)
• Claims response time and process transparency
• Availability of digital tools for claims filing and policy management

Some insurers offer discounts for bundling home and auto policies, installing smart home devices (e.g., water leak detectors, security systems), or being a loyal customer. Ask about all available discounts during your quote process.

Step 6: Review Policy Documents Thoroughly Before Signing

Once you’ve selected a provider, request a copy of the full policy document—not just the summary. Pay close attention to:

• Exclusions: What is not covered? (e.g., mold, termites, earthquakes)
• Endorsements: Any added riders or modifications to the base policy
• Deductibles: Are they flat or percentage-based? (Some policies in high-risk zones use 2%–5% deductibles for wind/hail claims)
• Claims process: How do you file? What documentation is required?
• Cancellation terms: Under what conditions can the insurer cancel your policy?

If any terms are unclear, ask for clarification in writing. Do not sign anything until you fully understand your coverage. Pennsylvania law requires insurers to provide a “Policyholder’s Bill of Rights” outlining your protections and dispute resolution options.

Step 7: Schedule Your Policy and Set Up Payment

After finalizing your policy, confirm the effective date. Most lenders require proof of insurance before closing on a home, so plan ahead. If you’re purchasing a new home, coordinate with your real estate agent to ensure your policy starts on or before closing day.

Set up automatic payments to avoid lapses. Most insurers offer discounts for paying annually rather than monthly. Also, confirm that your lender receives a copy of your declaration page (Dec Page) showing coverage details.

Keep a digital and physical copy of your policy documents, including the agent’s contact information. Store them in a secure, accessible location.

Step 8: Conduct Annual Policy Reviews

Homeowners insurance is not a “set it and forget it” product. Review your policy annually to ensure it still meets your needs. Common triggers for a policy update include:

• Home renovations or additions
• Purchase of high-value items (e.g., jewelry, artwork, electronics)
• Changes in household composition (e.g., new roommate, tenant)
• Changes in neighborhood risk (e.g., new construction, increased crime)
• Price changes in your area’s rebuilding costs

During your annual review, ask your insurer about new discounts, updated coverage options, and whether your current limits still align with replacement cost estimates. Reassessing your policy each year can save you hundreds and ensure you’re never underinsured.

Best Practices

Choose a Local Agent When Possible

While online quotes are convenient, working with a Pennsylvania-based independent insurance agent offers distinct advantages. Local agents understand regional risks, building codes, and insurer quirks that national platforms may overlook. They can advocate on your behalf during claims and often have relationships with multiple carriers, giving you access to better rates and customized coverage.

Use the Pennsylvania Insurance Department’s agent locator tool to find licensed professionals in your county.

Opt for Higher Deductibles to Lower Premiums

Increasing your deductible from $500 to $1,000 can reduce your annual premium by 10%–25%. If you have an emergency fund, this is one of the most effective ways to lower your insurance costs without sacrificing coverage. Just ensure your deductible is affordable in the event of a claim.

Install Safety and Security Features

Many insurers offer discounts for:

• Smoke detectors and fire alarms (especially interconnected systems)
• Security systems with monitoring
• Deadbolt locks on all exterior doors
• Fire extinguishers on each floor
• Water leak detection systems
• Storm shutters or impact-resistant windows

Document these upgrades with photos and receipts. Submit them to your insurer for potential premium reductions.

Don’t Underestimate Flood Risk

Even if you live outside a designated flood zone, Pennsylvania has seen a rise in flash flooding due to intense rainfall events. Standard homeowners policies exclude flood damage. Purchase a separate flood insurance policy through the NFIP or a private provider like FloodSimple or Lemonade.

Use the FEMA Flood Map Service Center to check your property’s flood risk. If you’re in a moderate- to high-risk area, flood insurance is strongly advised—even if not required by your lender.

Keep Detailed Records of All Communications

Whether you’re filing a claim, requesting a discount, or asking about coverage, always follow up in writing. Save emails, take notes of phone conversations (date, time, representative name), and request confirmation of any changes made to your policy.

In the event of a dispute, documentation is your strongest asset. Pennsylvania’s insurance regulations require insurers to maintain records of all customer interactions, but having your own records ensures accountability.

Understand Your Right to Cancel

Pennsylvania law allows you to cancel your homeowners policy at any time with written notice. If you switch insurers, make sure your new policy is active before canceling the old one to avoid a coverage gap. Some insurers charge a short-rate penalty for early cancellation, so ask about this upfront.

Tools and Resources

Online Quote Comparators

• Policygenius: Offers personalized quotes from top insurers and detailed coverage comparisons.
• NerdWallet: Provides free, no-obligation quotes with side-by-side pricing and customer satisfaction ratings.
• Insurify: Uses AI to match you with insurers based on your home profile and budget.

Home Inventory Apps

• Encircle: Cloud-based app for documenting and storing home inventory with photo and video support.
• Sortly: Organizes belongings by room and category, with barcode scanning and cloud backup.
• Know Your Stuff (III): Free downloadable inventory template from the Insurance Information Institute.

Financial Strength and Customer Satisfaction Ratings

• AM Best: Rates insurer financial stability (A+ or higher is ideal).
• J.D. Power: Annual U.S. Homeowners Insurance Satisfaction Study.
• Consumer Reports: Independent reviews and claims satisfaction scores.

State and Federal Resources

• Pennsylvania Insurance Department: Official state regulator. Provides consumer guides, complaint forms, and licensed agent lookup: insurance.pa.gov
• FEMA Flood Map Service Center: Interactive flood zone maps: msc.fema.gov
• National Flood Insurance Program (NFIP): For flood insurance: floodsmart.gov
• Insurance Information Institute (III): Educational resources on coverage types and consumer rights: iii.org

Discount Finders

Ask your insurer about:

• Multi-policy discounts (home + auto)
• Claims-free discounts
• Home safety discounts (alarms, sprinklers)
• Retiree or senior discounts
• Membership discounts (AARP, alumni associations, professional groups)

Some insurers offer loyalty discounts after 3–5 years of continuous coverage. Don’t assume you’re getting the best rate—ask every year.

Real Examples

Example 1: First-Time Homebuyer in Pittsburgh

Sarah, 28, purchased a 1920s brick row home in Pittsburgh’s North Side for $220,000. Her lender required insurance, so she used Policygenius to compare quotes. She discovered that her home’s replacement cost was $310,000 due to its stone foundation and original hardwood floors.

She chose a policy with $310,000 dwelling coverage, $155,000 personal property coverage (RCV), $500,000 liability, and a $1,000 deductible. She added water backup coverage ($15/year) and ordinance & law coverage ($25/year) after learning her neighborhood requires updated electrical systems after major damage.

She installed a smart thermostat and security system, which qualified her for a 12% discount. Her annual premium: $980—$200 less than her initial quote. She now reviews her policy each January and updates her inventory app quarterly.

Example 2: Retiree in Lancaster County

Robert and Linda, both 67, live in a 2,400-square-foot farmhouse in Lancaster County. Their home is 50 years old with a slate roof and original wiring. Their previous insurer canceled their policy after a claim for a leaking pipe, citing “aging infrastructure.”

They contacted a local independent agent who helped them upgrade their electrical system and install a sump pump with battery backup. They then secured coverage with Erie Insurance, which specializes in older homes in Pennsylvania.

They opted for $400,000 replacement cost coverage, $200,000 personal property (RCV), and $500,000 liability. They added identity theft protection and scheduled personal property coverage for their antique furniture collection. Their premium: $1,350 annually, with a 10% senior discount.

Example 3: Condo Owner in Philadelphia

David owns a 1,200-square-foot condo in Center City. His HOA covers the building structure, but he needed to insure his unit’s interior, personal property, and liability. He purchased an HO-6 policy, which is designed for condominium owners.

His policy includes $150,000 for improvements (custom cabinetry, tile floors), $75,000 personal property (RCV), $300,000 liability, and $10,000 loss of use coverage. He added water damage coverage because his unit is above a ground-floor restaurant with frequent plumbing issues.

He pays $620 per year and files claims digitally through the insurer’s app. He updates his inventory every time he buys new electronics.

FAQs

What is the average cost of homeowners insurance in Pennsylvania?

The average annual premium in Pennsylvania is approximately $1,100–$1,400, depending on location, home age, and coverage levels. Urban areas like Philadelphia and Pittsburgh tend to be more expensive due to higher crime and rebuilding costs. Rural areas may be lower, but risk from severe weather can increase premiums.

Can I get homeowners insurance if my home is older than 50 years?

Yes, but you may need to make upgrades to qualify. Insurers often require updated electrical systems, plumbing, and roofing. Working with a specialized agent or insurer like Erie, USAA, or Chubb can help you find coverage for older homes.

Does homeowners insurance cover roof leaks?

Yes—if the leak results from a covered peril like wind, hail, or fallen trees. Damage from lack of maintenance (e.g., aging shingles not replaced) is typically excluded. Regular roof inspections can help avoid claim denials.

Is earthquake coverage included in standard policies?

No. Earthquake coverage is not included and must be purchased as a separate endorsement or policy. While Pennsylvania has low seismic activity, minor tremors have occurred, particularly in the southeast.

Can I cancel my policy anytime?

Yes, but you may owe a short-rate penalty if you cancel before the term ends. Always ensure your new policy is active before canceling the old one to avoid a lapse.

Do I need flood insurance if I’m not in a flood zone?

Yes, if you want protection. Nearly 25% of flood claims come from low-to-moderate risk areas. Pennsylvania’s rainfall patterns have changed significantly in recent years, making flood insurance a prudent investment for most homeowners.

How does my credit score affect my premium?

In Pennsylvania, insurers may use your credit-based insurance score to determine rates. A higher score typically results in lower premiums. Paying bills on time and reducing debt can improve your score and your insurance costs.

What should I do if my claim is denied?

Request a written explanation from your insurer. Review your policy for coverage details. If you believe the denial is unjustified, file a complaint with the Pennsylvania Insurance Department. They can mediate disputes and ensure your rights are upheld.

Can I insure a home I rent out?

Standard homeowners insurance does not cover rental properties. You’ll need a landlord policy (DP-3), which provides coverage for the structure, liability, and loss of rental income. Some insurers offer “rental dwelling” endorsements for short-term rentals like Airbnb.

Does homeowners insurance cover mold damage?

Only if the mold results from a covered peril (e.g., burst pipe) and was not caused by neglect. Mold from long-term leaks or poor ventilation is typically excluded. Promptly addressing water damage reduces mold risk and improves claim outcomes.

Conclusion

Getting homeowners insurance in Pennsylvania is a straightforward process—but only if you approach it with preparation, research, and attention to detail. From accurately assessing your home’s replacement cost to selecting the right endorsements and comparing quotes from trusted providers, each step plays a vital role in ensuring your property and peace of mind are protected.

Remember, the cheapest policy isn’t always the best. The most effective policy is the one that fully covers your home, your belongings, and your liability, while being backed by a reliable insurer with a strong claims record. Use the tools, resources, and best practices outlined in this guide to make informed decisions.

Annual reviews, safety upgrades, and documentation are not just administrative tasks—they are proactive measures that can save you thousands in the event of a loss. Whether you live in a historic townhouse in Gettysburg or a modern ranch in State College, your home is one of your most valuable assets. Protect it wisely.

Take action today. Inventory your belongings. Compare quotes. Ask questions. Secure your coverage. In Pennsylvania, where the seasons turn sharply and the land holds centuries of stories, your home deserves nothing less than comprehensive, thoughtful protection.