March 5, 2026 • 44 mins
- Andy and April talk the ABC's of home insurance and have tips on how to insure you have have the best coverage for your needs.
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Speaker 1 (00:01):
Good afternoon, everyone, and welcome to the Dana Simmons Real
Estate Show. Happy Saturday to everyone. The weather's getting warm
out there and spring is in the air. Today I
will be the host. This is Andy Hemmings with a
Capital Title here in Southeast Texas. Dana, thank you once
(00:21):
again for allowing Capital Title to host your show. We
appreciate you. We appreciate everything you do for the real
estate community. So what are we going to talk about today? Well, today,
our guest is none other than Miss April Tolbert with
April Tolbert Insurance Agency. Many of you have probably may
have heard her talk before. If not, you are in
(00:44):
for a treat. She is an expert in all things insurance.
She is my personal insurance agent. I have to say
so I heartily endorse her and we're going to unpack
a lot of things around insurance for your home that
you need to know.
Speaker 2 (01:00):
So April welcome, Thank you Andy for having me. And
I want to just second to thank you Dana. She's
such a huge integral part in our real estate community
here in Southeast Texas, but also just in our community
in general. She volunteers her time in so many different
ways and she's actually the chairman of the Board of
Directors of the Greater Belmont Chamber of Commerce this year,
and that is a huge time commitment. So I just
(01:22):
think I really wanted to shout out to her because
I don't think people see all the things she does
behind the scenes to try to make our community and
keep our community a great place and make it a
better place to live and work and raise our families.
So thank you, Dana.
Speaker 1 (01:34):
Yes, Well, said April. Well said April. Dana has She's
always been a just very generous person. She's a very
generous spirit, and she shares that generosity with her with
her friends, her family or coworkers, and with the community
as well. Just like you're saying, so yes, thank you
very much, Dana. We appreciate you. So those of you
(01:57):
that have homeowners insurance out there, you'll you'll want to
want to listen closely to to what we're going to
discuss today, because it's a it's a big part of
your monthly and your yearly expenses and it changes all
the time. It's a it's a fluid situation. It's a
fluid uh premiums or fluid depending on a number of things,
(02:19):
and it affects your bottom line. So there's there's just
some things that you you need to be aware of
when you're shopping for insurance and knowing what insurance you need.
So let's let's start off April with you know, what
do you think is the main thing or the main
elements of homeowners insurance that people don't know about that
they should know about.
Speaker 2 (02:41):
I think that the best advice if I just had
thirty seconds to say, what what can how can you
help educate people about insurance? Which I think is what
you're you're asking me, and that is yes, please know
that insurance, your homeowner's insurance does not cover everything you
think it covers.
Speaker 1 (03:02):
What do you mean by that?
Speaker 2 (03:03):
So there, if you pay attention to the policy that
you get either whether you get that old school way
by mail and it comes in this large Manila envelope
and package, no, you do not. Nobody reads their entire
policy front to back. We call it a policy jacket, right,
They do not read that policy from front to back.
(03:27):
There is a lot of fine print. I call that, right,
that's the April Tolbert verbiage. But there's a lot of
words in that policy contract that you're getting with the
insurance company. Not there are two homeowners' policies in the
state of Texas or not created equal. So you can
go to company A and get a homeowner's policy. You
(03:49):
can go to company B and get a homeowner's policy.
You can go to company C and get a homeowner's policy.
So when you're shopping and you're quoting your homeowner's insurance
and you think, oh, well, there, quotes look the same.
It's the same amount for the coverage A, dwellings coverage,
B coverage C, liability contents, all the things you're saying,
(04:12):
Oh no, I got people tell me all the time.
Oh no, it's the same. I looked at the I
compared it. Right, there is no comparison with what you're
seeing from quote to quote. You can't accurately compare one
homeowner's policy to another without reading the full policy contract.
And who wants to do that?
Speaker 1 (04:32):
Okay, well here's a couple of thoughts right here. First
thing is that I'm thinking think that I'm thinking about
whenever I shop for insurance for my rental property. So yeah,
so just talking about rental properties here. I was comparing
quotes a while back, and one of them was significantly
less than the other, and I'm like, wonder why it's
so much less? Well, going from memory here, there was
(04:53):
a They each had a summary page of the major
coverages and riders and things like that. The one that
was cheap or you know what it was missing sudden
and accidental discharge of water.
Speaker 2 (05:05):
And he listens to me, thank you, and you're welcome.
Speaker 1 (05:08):
Yes's And let me tell you what sudden and accidental dish.
That's a water heater rupturing, that's a pipe rupturing in
the wall. That's a number of things that happened to properties,
that's happened to me personally on especially on rental properties.
And I'm like, ooh, I think I need that sudden
and accidental discharge of water. So I think that's what
you're referring.
Speaker 2 (05:26):
It's one hundred percent what I'm refraid to and anyone
who follows me on social media right now, I am
doing this series because guests who just had a claim
for sudden and accidental discharge of water in my kitchen.
Oh my, I have a delta faucet, my kitchen faucet.
Woke up one morning and I hear this drip, drip, drip,
and I'm looking out my back door and there's water,
(05:48):
and I'm like, didn't rain last night? Well, water came
out from underneath my sink, actually from the faucet, not
the hose, not a gasket, the actual faucet had a failure,
and there was water coming out from under my kitchen sink,
through my cabinets, under my hardwood floors, and all the
way across my living room and out the back door
of my home. And so I am currently right now
(06:12):
doing and I just turned my camera on. I said,
you know what here, I talk to people about this
all day all the time. That people think that the
most common type of claim that we file here for
as an insurance agent for homeowners is hurricanes. Well they
actually probably think now it's floods because they think we
flood in South Texas all the time. But honestly, the
most common type of claim we have is what Andy
(06:34):
was just talking about, sudden and accidental discharge of water
appliants overflow dishwasher. What happened to me with my faucet?
You know that kind of it means it's not a leak,
it's not undiscovered, it's not happening dripping slowly in a
wall for months and months and months and you didn't
know it. That's a different kind of coverage. That's a
leakage and seepage. That's not what we're talking about. We're
(06:56):
talking about sudden and accidental discharge overflow of water in
your home. So I right now am doing this little
you know series I guess on my social media. So
if you don't follow me on social media, please find
me because I hope that I help give people nuggets
as I navigate my own personal insurance claim and all
(07:16):
of my contractors and all of the things I'm trying
to do to get my home put back together and
get the money from my insurance company.
Speaker 1 (07:23):
What a great opportunity. So we're going to turn and
make lemons into lemonade. What a What a great opportunity
for you to use your personal experience to unpack the
insurance coverage. That's right, and your journey, your journey when
I get sound to you know, real woo woo or
your journey through it. So that's uh, well, I'm sorry
that happened, and but yes, I think it will be
(07:45):
very illustrative for you your I hope it's information.
Speaker 2 (07:48):
I call them nuggets and I hope that you get
a nugget of something that helps you. I hope it
never happens to you, but if it does, I hope
that it helps you through it. And that is that
is what I love to do. It's why I'm not
only am I passionate about Southeast Texas. I born here,
raised here, raise my family here, starting my business ear
I love helping people in Southeast Texas and the way
I do that is through insurance and help educate. And
(08:13):
the situation that happened to me, I knew and one
of the first things I said in my first video
was the one thing I know is that my insurance
is going to cover this. The question I ask everyone
within the sound of my voice today is are you
one hundred percent sure that your insurance would cover that? Yeah?
Speaker 1 (08:32):
I bet people are going to look.
Speaker 2 (08:33):
And if you don't have a trusted local agent that
you can ask these hard questions of and know what
questions to ask first of all, right, and and know
what exactly what you're looking for, and what are the
questions to ask? Do I have water discharge? And if
I do, how much coverage do I have? Because some
(08:56):
see that's what is my deductible. That's a good one,
thinking Andy's done this a time or two, right, But
asking those hard questions, do I have that coverage? And
if I do, what's my limit? Because I've seen some
deceptive practices in the past where people have said, oh, yes, yes, yes,
you've got that coverage. But when I am helping and
(09:17):
I'm looking, I'm saying, well, yes, they didn't lie to you.
You have that coverage, but you only have five thousand
dollars worth of water.
Speaker 1 (09:23):
A wonder what the average claim is. I would say
it's ten grand or more.
Speaker 2 (09:27):
Oh absolutely, I am already up over thirty thousand already
just for that, just for the kitchen sink that that.
Speaker 1 (09:35):
You have over thirty grand.
Speaker 2 (09:36):
But you got on your it got in your market.
Speaker 1 (09:37):
With water, it goes where it wants to, and it
tends to wreak havoc wherever it goes, and it caused damage. Well,
you know, as I'm listening to you talk and you
saying what your mission is with your business, it just
it really brings to mind how important it is when
you're out there to work with professionals like yourself, because
you see yourself as an as an educator, right, and
(10:00):
helping guide people through that process, just like Dana does
with her real estate customers, just like we do with
our customers for title insurance. So whenever you're working with
professional professionals in the real estate industry, or in any
industry for that matter, make sure you're working with someone
who views themselves in that way that they're there to
help educate you on your different options.
Speaker 2 (10:21):
That's right. I know price is important. Nobody wants to
spend more money on anything than they have to, especially insurance.
You know, nobody wants to spend more. But it's the
old saying you get what you pay for most of
the time. So just educate yourself. You may choose to
have the cheaper insurance policy. After we visit with our clients,
(10:42):
sometimes they say, you know what, I'm okay with that.
I'm okay not having this. I'm okay not having that.
Will give you the cheaper insurance policy, but we're not
going to do it blindly just to try to sell
you something because it's cheaper. Because what I have learned Andy,
is that people think price is the most important thing
about their insurance until the claim time comes. Something bad happens,
(11:04):
right then they want the Cadillac policy.
Speaker 1 (11:07):
Yeah, yeah, after the fact, gotcha. We are thank you
for all of that, April. We got lots more to
talk about it. We're just getting started here, folks. This
is Andy Hemmings with capital title, your guest host today
for the Dana Simmons Real Estate Show. And we'll be
right back with Miss April Tolbert of April Tolbert Insurance.
Welcome back to the Dana Simmons Real Estate Show. This
(11:29):
is Andy Hemmings with capital title, your guest host for today,
and we have Miss April Tolbert with April Tolbert Insurance
Agency here talking all things insurance. And to continue our
discussion here, April, you know you were talking about how
you know, you may get a you may get a
quote that's cheaper than another quote. You may get two
(11:50):
or three quotes, and they're all different and the only
way to tell the difference is to read them. Here's
what I say. Chat GPT can be your friends, right,
you know, I've I've and I'll just kind of that
is an aside here that I use chat GPT for
a lot of things now for my health insurance, with
shopping for looking at health insurance and I literally ran
the policies that I was looking at through there and
it compared them for me.
Speaker 2 (12:11):
You a summary.
Speaker 1 (12:12):
It gives you a summary, and so I recommend that
you do that. You know, give a give a prompt
to chat GPT compare these two policies and see where
the coverages are different, and it can do it for
you in seconds.
Speaker 2 (12:23):
It absolutely can. And then I will not though discount
also saying please have especially when because of insurance, specifically,
have a local person that you trust. That is so
important because you need to be able to pick up
the phone call and say, Okay, I've looked, I've done
my research, i feel like I've read, I feel like
I've researched. Is there anything I'm missing and somebody that
(12:45):
will be honest with you?
Speaker 1 (12:47):
Yeah?
Speaker 2 (12:47):
Right about? Ooh yeah, well there's this little this policy
language you may have missed, or there's this endorsement that
I don't see. You have you have a golf cart?
Do you need separate coverage for your golf cart?
Speaker 1 (12:59):
Oh?
Speaker 2 (12:59):
I've seen your diamond engagement ring that you got last year.
Do you need extra coverage for that? Chat GPT can't
help you with.
Speaker 1 (13:06):
That, April. That is such a good point were to
call it April GPT. So so what April? If I
understand you correctly, you're like Andy chat GPT is great,
but it doesn't necessarily know your specific situation, whereas if
you have a trusted insurance agent, trusted advisor, you'll be
able to plug maybe plug some of those gaps that
they haven't even thought about.
Speaker 2 (13:27):
One hundred percent. And that's what we do, and that's
what I trained my team and especially my homeowner specialist
to ask questions because I'm not here to give you
one size fits all insurance, it doesn't exist. I'm here
to ask questions to customize your coverage to match what
you need, because what you need and want may be different.
(13:49):
It is different than what I want or need. And
your neighbor wants to need your cousin, your brother, aunts
and uncles.
Speaker 1 (13:54):
Right, fantastic. That's a great point. And I know I
have done that with you if and I've gone out
to shopping in the wilderness there and said policies, Hey,
take a look at this, see what you think, and
you were always you and your team. I'm thinking of
Lisa in particular. She's great, She's always been my us
she's helped out a bunch, both of y'all have, and
y'all have compared policies for me and said, think about this.
(14:17):
So I really appreciate it.
Speaker 2 (14:18):
Thank you, Thank you for your trust. That means the
world to us.
Speaker 1 (14:20):
You bet now, what so thinking about today's insurance market,
what would you say are the driving forces behind what's
driving the premiums these days?
Speaker 2 (14:32):
That's the trick question right there these Texas. Yes, so
we call that the million dollar question right there. I'd
be a ka billionaire if I knew the answer to
that question. But no, I think, really and again, this
is my just my opinion. I don't represent anyone other
than myself and my personal opinion. For twenty plus years
(14:52):
in this business in Southeast Texas, and I can tell
you that I get calls every day. If somebody does
not say it to me at least once a day,
I must be all for our on vacation or something,
because I hear, why is my rate going up? I
haven't had any claims, I haven't had any tickets, I
haven't had any accidents. Everybody still in their mind thinks
(15:13):
what I call old school like it was back when
I started in the business. The good old days where
back in the day when I started, we had a
rate book. If you bought a certain kind of car
and you were a certain age, and you had no
tickets and accidents, your rate was going to be this
much on your car insurance. Those days are gone. Everything
is algorithms, Everything is computerized. Everything is put into a
(15:40):
computer system, your name, date of birth, social security number, address,
the ven number of the vehicle, and then the big
computer in the sky does the calculations and spits out
a number. We have as local agents, we have no
(16:00):
control over the rate that comes back you. Let me
give you an example. I'm gonna use auto insurance for
an example. Because we all have car insurance. We have
to have car insurance to legally drive down the road. Okay,
so car insurance. I tell my customers, specifically the ones
that are shopping that maybe they're buying a car for
a young driver, their first you know, they're sixteen year
(16:21):
old getting a car. You know, we're shopping, We're going
to add them to our policy. I tell people, if
you are shopping for a vehicle and you're looking maybe
at two different maybe a Honda Cord versus a Toyota camera. Right,
just you insert model make here and it applies. Call
your insurance company or you know, ask for that quote
(16:44):
on those two different vehicles, because just the vehicle itself
could make a huge difference in premium. The example I
use is that I had a customer call his son
was getting his driver's license. He was looking shopping for
a first car. He's standing on the lot and he says, April,
I'm standard at x y Ze agent dealership. I'm looking
(17:06):
at buying buying a vehicle right now for my son.
He really wants this Ford Mustang. It's a little you know,
sword Mustang that's sitting here. But there's this Honda Cord
I'm sorry, Honda Civic that's sitting right here next to it.
Great gas mileage, you know, for cylinder, he four doors.
I think this is what he needs, is going to
(17:26):
be more dependable, more practical than of course, this young
boy that wants this Ford Mustang. Will you please help
me here and put the numbers in the system. Tell
me what the insurance is because I can use that,
you know, to say, hey, you know, the insurance would
be better right, And I'm going to play a silly
little game. So I put the ven numbers in, and
I do do you know that that Honda Honda Civic
was more expensive in insurance than that Ford Mustang was.
Speaker 1 (17:49):
I would have never guessed that.
Speaker 2 (17:50):
Nobody would have. I wouldn't have either. I would have
absolutely assumed. So all of those words I just said
were to say there is no way for me or
any one else. We do not have a crystal ball.
I cannot predict why your insurance is the rate it is.
All I can do is give you the information and
help you find discounts, help you make sure you've got
(18:13):
the coverages and remove coverages maybe that aren't important to you,
adjust your deductibles, do things that to customize that insurance
to help you make sure you have the best rate. Yeah,
because they tell me there are over two thousand factors
that go into any one individual's rate.
Speaker 1 (18:31):
Thousand. So I was sitting here thinking about that, like,
what what are the driving factors? I would have not
guessed there's two thousand. But I think that what's happened
is that as technology has increased and more data has
been accessed and accumulated, and they now have computer programs
and actuarial tables that can assess risk based on those
(18:54):
two thousand factors, and the computer does all the work.
Speaker 2 (18:56):
You hit the nail on the head. That's exactly what's happening.
And don't think for one second again the world according
to April Tolbert here, but don't think for a second
that AI is not going to change this whole thing
dramatically as well at some point, if it hasn't already,
it is changing. Insurance companies have a lot of money
and a lot of power, and a lot of things,
and we have no control over that. So that's why
(19:19):
having a local resource I think is so important and
filing claims. I'm going to add this andy because I
think this is a good nugget for homeowners, specifically to
take away the days of you call me to file
a claim because your rock from your lawnmower cracked your
window and you want to get your window replaced. You
(19:39):
can call me. You can do that. You might even
just have like a glass lower deductible for glass or
something on your policy. I am going to tell you
upfront my job, my duty as your agent, is to
file a claim. If you tell me to file a claim,
my duty is to file a claim. I will absolutely
file that claim for you. However, I'm going to tell
you if it was me, I would not file that
(20:02):
claim for that pane of glass. Because every claim that
you file homeowner's insurance, auto insurance, any other type of
claim is going to follow you and it's going to
affect your rates going forward. All claim activity, those good
old days of going to the mall and getting the
chip in your windshield repaired and it costing you zero
because oh, they tell you your insurance will cover that.
(20:25):
Oh they're right, they're telling you the truth. Your insurance
we wave. At least one of the main carriers I
deal with, they'll wave your deductible for a repair. You
can go to the mall and it won't cost you
a thing. They file a claim on your insurance.
Speaker 1 (20:41):
Policy, you're paying for it.
Speaker 2 (20:43):
You will pay for it in your rates, because then
you're gonna call me six months later and say, why
my car insurance go up? We went up because you
file a claim. Well, it was just a windshield, it
was just a repair. It doesn't matter. All claims affect
you follow you, and they will follow you for three
to five years, depending on the company and the carrier.
(21:04):
So you might get upset with your rate with your
current company, you may go to shop your insurance next year. Well,
you might have had a windshield claim and a maybe
a scratch claim, and then another windshield claim, and you
may not even be eligible. And if you are eligible
with that other company, the rate is not going to
(21:25):
be pretty because you've had three claims or two claims
or a claim in this short period of time. So
I just my advice is always be very mindful because
those are the kind of things, as you just asked me,
that affect your rates.
Speaker 1 (21:40):
Yeah, going forward, that's a great point. And I remember
when I first heard about that or learned about that,
when I was shopping for insurance once again for rental property. Well,
my rate was affected by a claim that I had
on another property.
Speaker 2 (21:53):
That's right.
Speaker 1 (21:54):
You know, it's like, wait, that's why should that have
anything to do with It was a whole different property.
A tree fell on the roof, you know, doesn't matter.
You had a claim, and that follows you wherever you
go for all subsequent insurance quotes.
Speaker 2 (22:06):
Yes, and I'm going to reiterate that because what Indy's
saying is one hundred percent accurate. Not only does the
claim follow the house. So let's say you're trying to
buy a home, right the claim, the claim's history on
that house will will affect your rate trying to buy
that home. But if you have personally had a claim
on a prior home, it's going to affect your rate
(22:28):
on future homes as well. So it follows claims follow
the property and the applicants.
Speaker 1 (22:35):
Isn't that nice?
Speaker 2 (22:35):
Oh yeah, they'll get you coming and going. This is
what I say. I hope my insurance carriers aren't listening. Well.
Speaker 1 (22:43):
I think this is good sage advice for those that
are listening to. You know, if for nothing else that
before you file a claim, talk with your agent about
it to see if it may be better just to
pay it out of pocket. You know, sometimes you just
have to file a claim. But yuse, the damage is
so great. But I think there is a line at
which underneath the cost is under being underneath may be
(23:06):
better to pay it out of pocket because it will
end up cheaper in the long run.
Speaker 2 (23:09):
And again, I know I'm going to sound like a
broken record here. Having somebody you trust that you can
pick up the phone and call, you're not going to
get that. If you've gotten your insurance at online company
dot com. Right, you need to have somebody you can
pick up the phone and call, because if you call
an eight hundred number, they're going to file acclaim. They're
not going to ask any questions.
Speaker 1 (23:28):
Right right, very good. We're going to take a short
break here and come back with Miss April Tolbert with
April Tolbert Insurance. This is Andy Hemmings with Capital Title.
And you're listening to the Dana Simmons Real Estate Show.
Welcome back everyone to the Dana Simmons Real Estate Show.
This is Andy Hemmings with Capital Title. And today we
(23:50):
are talking with Miss April Tolbert of April Tolbert Insurance
and April We've already talked about a number of issues
about what affects your you know, namely, what affects your
premium is what we just talked about. Now, let's dive
into somebody that's maybe shopping for a home right now.
You know they're in the market to purchase a home,
and that really brings up a few questions and some
(24:14):
things that home buyer home buyers need to know about
as part of the process. Because you're shopping for your
your shopping for the best rate or the best terms
for your loan. Of course, you're having your house inspected,
of course, to make sure it's in the condition that
you're that you're comfortable with. We're doing all the title
work in the background to make sure that the title
is clear before you close. But then meanwhile, you're going
(24:36):
to have to get insurance on that property. Whether or
not you get a loan, you're going to want to
have insurance. So April, what would you say, are just
right off the top of your head, a couple of
things that home buyers need to be cognizant of when
they are in the home buying process as it relates
to insurance.
Speaker 2 (24:52):
I talk about the home buying process like a puzzle,
and I say, selecting the right a a real estate
agent realtor, first of all, is so super important. Having
somebody to help you put that puzzle together because there's
so many different pieces and to make this thing actually
(25:12):
happen and happen smoothly is so important. In your agent
and Dana Simmons team is absolutely amazing at that they
understand how to make that happen. And from an insurance standpoint,
they also understand and I want to communicate to everyone
with the sound of my voice. If you are in
the process of buying a home, please make sure that
(25:36):
the insurance piece of that puzzle, because it's just one
small piece of this puzzle you're trying to put together.
Please make sure you understand that that insurance piece is
extremely important. It is an important piece. A lot of
times I find that it's the afterthought. It's the oh,
we're getting ready to close. They've told me we've got
to clear to close in three days. They just need
(25:58):
my insurance binder. That is not the way to do
the insurance on that home that you're buying. That is
one of the biggest investments that you will ever make
in your life investing in that home. Most of the
people that are part of that transaction, your title company,
your real estate agent. They when the home is closed,
(26:21):
they're closed. They're done with that transaction. Your insurance sticks
with you. If you get the worst case scenario, call
a week after you close on that home and your
house is on fire, or you walk in and you
find your kitchen faucet like me, is leaking and there's
water all under your hardwood floors. Right, that worst case
(26:43):
scenario has happened. That is not the time to ask
questions about what's my insurance going to do. So please
make sure that you understand that insurance piece, even though
it's just one small piece of that transaction, is really important.
When you go under contract, and your real estate agent
will help you navigate all of this. Your real estate
(27:04):
agent will tell you, Okay, we've gone under contract, We've
made the offer, right, the offer has been accepted. We
now most of the time, in most scenarios, not all,
you're going to have some option period where you can
back out. Andytoy.
Speaker 1 (27:19):
Ninety plus percent of the time you're going to have
an option period.
Speaker 2 (27:21):
Yet that is basically a free pass for you to
be able to say, I do not want to this
home anymore. Your agent is going to tell you, get
your inspector. Find an inspector. Get an inspector out here.
Let's go make sure all the plugs work. Let's make
sure the stove works, the refrigerator works, the you know,
there's not a hole in the air conditioning unit. Whatever
(27:41):
those things are that home inspectors look for, right, what
they are not a lot of times, unfortunately, it's going
to tell you is that is also the moment that
you need to start shopping the insurance on that house,
because if you can find out that that house maybe
has had a series of claims, or maybe who knows
(28:02):
what happens, right, it's sitting in some kind of zone,
it's had a claim history. I don't know all the
reasons why, but maybe the insurance on that house is
going to be crazy, ridiculous expensive for some reason. You
need to find that out during that option period.
Speaker 1 (28:17):
That's such good advice because that insurance, if you're getting
a loan and you're es growing, it's going to become
part of your note. Regardless it's going to be part
of your monthly payments, but it's going to become part
of your monthly note if you have to escrow with
the lender, and in extreme situations, it could throw off
your debt to income ratio with lenders. I've seen that
(28:38):
happen where buyers waited too long to get the insurance quote.
They're out of their option period, they're out of their
financing contingency period, which is another level of protection buyers
can have in a contract that allows them to back
out if their financing doesn't go through well. If that
period has passed. Also, then you get an insurance quote,
(29:01):
your insurance quote is so high that your debt to
income ratio is off, the loan is denied, you're no
longer protected. That's correct, And I know that's I'm kind
of geeking out a little bit on the here, but
this is a this is a real scenario. But the
easy thing to remember get an insurance quote in the
option period. And that's that's just the thing to remember.
Speaker 2 (29:19):
That's exactly right. And please don't just go get that
quote online somewhere. If you're buying a home in southeast Texas,
please talk to someone talk about what your options are,
because you have options. It may be that the insurance
comes back higher than what you would or your lender
(29:39):
would like, right, and so your notes are going to
be a little higher than what you want them to be.
We can sit down and talk about some adjustments that
we may be able to make to that insurance. It
may not be the best case scenario, it may not
be that Cadillac insurance that you would want. But guess
what we'll get you through closing. We'll get you into
that home, We'll find a salute for you, and then afterwards,
(30:03):
whether it be a month after you close or a
year after you close. We can always reevaluate your insurance.
We can always start with the higher deductible and bring
that deductible down to something that would be easier and
more reasonable for you later. But it's all about educating,
knowing what you're getting.
Speaker 1 (30:20):
Yes, and for deductibles. What is the minimum deductible that
most lenders require now? Is it two three percent?
Speaker 2 (30:30):
Well, actually there's really not a standard. Different lenders have
different requirements. There's a couple of local credit unions that
won't let you go above a four percent deductible. I've
seen that. But the most lenders are will let you
be flexible with your deductible deductible.
Speaker 1 (30:50):
Yes, And I think there's a there's a talking about
deductible since we're they are that the It's always seemed
to me there's like a sweet spot with a deductible
at which point, know the uh as you're you know,
you may get a five percent deductible and it's like, Okay,
that's you know that, uh, that's that could be a
big chunk of money, but if it drives my premium
way down, then it might be worth it to me.
(31:12):
It's all I don't know, it's been like two maybe
three percent? Kind of the sweet spot is that? Am
I thinking about that?
Speaker 2 (31:17):
Right? I think you're spot on, And I think a
lot of people like you and I that deal in
properties in coastal counties, we think about Texas Windstorm a lot,
right and I so I'll use that as an example
if you do happen to steal, which we have a
lot of customers that do have a separate windstorm policy
through Texas Windstorm. This applies to homeowners policies with wind two,
(31:38):
but I'll use Texas Windstorm as an example. I don't
think I have anybody in my entire agency that has
a one percent on their home with Texas Windstorm, because
Texas Windstorm charges so much to have that one percent
deductible that I tell people it is not what you
can look at your annual cost and within a year
or two you're going to make up the difference of
what you saved by going with a two percent deductible.
(32:01):
Look at a three percent, look at a five percent.
Because if you've got a two hundred thousand dollars home,
let's say I know there's not a whole lot of
those you know, out there anymore. Building materials have gotten
so expensive that it you know, even you know, what
was a two hundred thousand dollars home, Now we have
to ensure for four hundred thousand dollars. But that's a
whole nother story. A two percent deductible, I'm sorry, A
two hundred thousand dollars house, right, A two percent deductible
(32:25):
that is a four thousand dollars deductible, correct, Right, A
two hundred thousand dollars house going all the way up
to a five percent deductible is a ten thousand dollars deductible.
But what if it saves you three thousand dollars a
year on the cost of your insurance or two thousand
dollars a year, let's just say, for a round numbers
on the cost of your insurance. How many years do
(32:47):
you have to go without a claim for that to
make sense for you? Right, we haven't had any true
devastating windstorm.
Speaker 1 (32:57):
We're not claims.
Speaker 2 (32:59):
I'm knocking right now, we're knocking on all the wood
we have, right, in a significant number of years, we
had the whole twenty twenty you know, two, yeah, twenty twenty, right,
is that where we were COVID and all of that.
We had Laura Delta, a couple three storms that came
through very quickly. But like Rita, right, Rita was now
(33:20):
twenty one years ago.
Speaker 1 (33:24):
That's unbelievable.
Speaker 2 (33:24):
Ike was almost twenty years ago, Okay. And so if
you can go a couple of two or three years
without a claim, then sometimes you can make up the
difference of having that higher deductible. And as costs continue
to rise exponentially in insurance, in property insurance in the
along the Gulf Coast, I think that those are conversations
(33:45):
that we need to at least talk about and have
those conversations with the local trusted insurance agent and see
what makes sense for you.
Speaker 1 (33:52):
Yeah, excellent points. Thank you, April. We're going to take
another short break. This is Andy Hemmings with Capital Title
and your listening to the Dana Simmons Real Estate Show.
Welcome back to the Dana Simmons Real Estate Show. This
is Andy Hemmings with Capital Title, and our guest today
is missus April Tolbert with April Tolbert Insurance, and we
(34:13):
are covering a lot of ground and there's so much
more to talk about, so our our in our final
segment here, I think it's important to talk about what
are some property conditions, some home conditions that can affect
the insurability of the house. What would you say is
the number one thing that affects the house insurability roofs.
(34:35):
That's what I was guessing.
Speaker 2 (34:36):
So I was thinking, right now, think about this. We
were talking in the last segment about the fact that
Rita was twenty one years ago. Ike was almost twenty
years ago. Everyone, Okay, I can't say everyone. Ninety nine
point nine percent of every property in Southeast Texas had
a new roof after either Rita or Ike. Okay. So
(34:57):
when we're looking especially coastal here and we're looking for
windstorm certificates because they should have been windstorm certified when
they were put on in two thousand and five or
two thousand and seven, we are pulling the exact date
that those roofs were put on, and if they are
a twenty year old roof, I, as the insurance agent,
am going to say, Number One, this limits the coverage
(35:18):
that is available to you on your insurance because of
the age of this roof. Number two, that roof is
at the end of its life. It may not have
a failure right now, but it is at the end
of its life. Your home inspector, if you're buying a
(35:40):
home specifically, your home inspector isn't a roofer. He's there
to plug things in and make sure things work. And
he may look at it and say, oh, the roof
looks okay. Is there's no leaks? Okay? I promise you.
In Southeast Texas we have enough wind events, hail events,
not just hurricanes, but torrential downpours of rain all. It
doesn't have to be hurricane season for these things to happen.
(36:02):
I had to put a new roof on my house
April the fifteenth of twenty twenty three. So what was
that two years ago? Now, right? I got a new
roof from an April storm that came through Hardin County
that put produced baseball size hail on my property.
Speaker 1 (36:21):
Wow.
Speaker 2 (36:22):
And so it does not have to be hurricane season.
I promise you. If your roof is twenty years old,
it is at the end of its life. And so
roofs are the biggest challenge, and insurance companies are getting
very smart about it. Andy insurance companies are now saying
things like if that roof is over fifteen years old,
(36:43):
we are if they have a claim or they try
to file a claim on that roof, we are not
going to pay what it costs to actually put a
new roof on that house. We are going to depreciate it.
They call it actual cash value. We're only going to
pay the depreciated amount of the quality or life that
was left in that roof.
Speaker 1 (37:00):
Okay, So if you would, in the simplest terms possible,
explain depreciation, like how that applies to what you're talking
about here. So it's how depreciation works into assigning the
value of a claim.
Speaker 2 (37:15):
Sure, So again the April Tolbert version right of this,
because I'm not a claim person, I'm an agent. But
what I see happen is that you put a brand
new roof on a house today, you have a claim
next week. That roof still had twenty years. We're going
(37:37):
to use twenty years as an example. That's not always
the case, right. The insurance company says that roof is
supposed to last twenty years. It's got a twenty year
life expectancy. So you have a claim a week after
putting it on, they will pay you the full life expectancy.
Which is twenty years. That's going to be the cost
to put a new roof on nless you're deductible always
of course with insurance, but they're going to pay you
(37:58):
the full cost to replace the roof. Ten years goes by,
there's ten years less life in that roof. If you
don't have a full replacement cost policy, you have the
depreciated kind of policy. They're going to take ten years
off of what they'll pay you for the roof. The
new roof is ten thousand dollars'd be a real small house,
(38:20):
but the new roof is ten thousand dollars. They're going
to take off half of that. You're only gonna get
five thousand dollars less you're deductible.
Speaker 1 (38:27):
Good point. Okay, So what do they need to look
for in their policy? What's the language they need to
look for to know the difference between the type of
coverage they.
Speaker 2 (38:35):
Have Replacement cost RC replacement cost that's what you're looking for,
and you're specifically looking for replacement cost on the dwelling
structure itself and your personal property, your contents, because a
lot of companies will give you replacement cost on the
house on the structure, but they might turn around and
(38:55):
give you an actual cash value is the depreciated so
it's a a RC is the good one. Replacement costs
ACV actual cash value is becoming more and more common
on contents your personal property and on roofs. Okay, ask
(39:16):
that question, do I have replacement costs coverage on my roof?
Speaker 1 (39:22):
Perfect? That is so so important and it can be
so if you're looking at a quote that you're like, Wow,
this quote is so much better, it could be that
it's ACV actual cash value. I've seen that.
Speaker 2 (39:33):
Yes, yes it is, and it's something that I think
sneaks past people. A lot of times. People are looking
at the average person has maybe one insurance claim in
their whole entire life. We may be a little bit
more than that because we live in Southeast Texas, right,
and we have more things happen where we have to
(39:53):
use our insurance. But you don't wait until it's too late, right,
Just to summarize all the things that I want to
say today, Please don't wait till it's too late. Ask
the hard questions. Have a trusted advisor that talks to
you about what your options are, ask you questions, and
(40:14):
tries to work with you. And it's more than just
what's the price, Because the average person just looks at
my insurance went up five hundred dollars this year. I
need to shop at I need something cheaper, got it? Cheaper?
Is what everybody wants until you actually have to use
your insurance. That's when it becomes extremely important. And I've
(40:37):
seen entirely too many times in my twenty plus years
of being an insurance agent, I have seen entirely too
many times that people saved one thousand dollars, but boy
did it cost them tens of thousands of dollars at
claim time. Yeah, don't let that happen to you.
Speaker 1 (40:58):
One example that that I have and I'm and I'm
going to go back to the rental property again, which
may not it probably don't apply to everyone, but it
is to your point. The when Rita hit, I did
have trees fall on some of my rental property and
it did significant damage where the tenants had to move out.
Took me eight months to rehabilitate that property and good
(41:21):
insurance and the thing that saved me is I had
a rider on there which was lost like a loss
of rents, rents, loss of rents rider and that policy
covered paid for the rent, and it was four units
paid for the rent for those eight months, which it
would have been devastating to me at the time. It
(41:43):
would have been devastating to me to have lost eight
months of rent. And so that one small thing, and
that and that rider was not very expensive at the time.
I think it's probably a little bit more expensive now,
but at the time it was not very expensive. And
so that that's just an example speaking to your point
that paying a little bit more sometimes is going to
save you a bunch of money.
Speaker 2 (42:02):
There is something similar on a homeowner's insurance policy and
it is called additional there's additional living expense and loss
of use okay coverages on a homeowners policy that do
the same thing. If you have a fire in your
home right at it may take months, like Andy's example
with his rental property, it may take eight months for
(42:25):
you to get the contractors in there, get it all
cleaned up, get it cleaned and back to where you
can move back in your house. Where are you going
to live? Your mortgage is still do every month. You
have to pay that mortgage every month to your mortgage company.
Where are you going to live? And how are you
going to pay for that, so it's important to have
those coverages on your homeowner's policy as well.
Speaker 1 (42:47):
Great points, Great points, April. You are a wealth of
information and you are an asset to our community. Thank
you well beyond insurance, I must say we appreciate everything
you do. I know you're very active in the community
as well, just like Dana. So it has been a
pleasure having you here today. And we have yet to
get your contact information.
Speaker 2 (43:04):
Oh absolutely, please let us help you with insurance, all
things insurance and people ask what kind of insurance do
you do? We are everything insurance, so we want to
be a one stop shop for to help you with
any of your insurance needs. I actually have three offices.
I have an office in Boumonde on Major Drive. I
now have an office in Kirbyville and an office in
(43:26):
Jasper to serve Jasper County and the areas north. So
you can call us at any of those locations one
number four O nine eight six six one two three
three four O nine eight six six one two three
three Search April Tulbert Insurance, April Toolbert Insurance dot com
or Google us. You'll find us all over social media
(43:46):
as well. We'd love to connect with you and help
you in any way we can.
Speaker 1 (43:49):
Perfect April, thank you so much for being here today.
This is Andy Hemmings with capital title and you've been
listening to the Dana Simmons Real Estate Show. Y'all have
a fantabstic day.
Good afternoon, everyone, and welcome to the Dana Simmons Real
Estate Show. Happy Saturday to everyone. The weather's getting warm
out there and spring is in the air. Today I
will be the host. This is Andy Hemmings with a
Capital Title here in Southeast Texas. Dana, thank you once
(00:21):
again for allowing Capital Title to host your show. We
appreciate you. We appreciate everything you do for the real
estate community. So what are we going to talk about today? Well, today,
our guest is none other than Miss April Tolbert with
April Tolbert Insurance Agency. Many of you have probably may
have heard her talk before. If not, you are in
(00:44):
for a treat. She is an expert in all things insurance.
She is my personal insurance agent. I have to say
so I heartily endorse her and we're going to unpack
a lot of things around insurance for your home that
you need to know.
Speaker 2 (01:00):
So April welcome, Thank you Andy for having me. And
I want to just second to thank you Dana. She's
such a huge integral part in our real estate community
here in Southeast Texas, but also just in our community
in general. She volunteers her time in so many different
ways and she's actually the chairman of the Board of
Directors of the Greater Belmont Chamber of Commerce this year,
and that is a huge time commitment. So I just
(01:22):
think I really wanted to shout out to her because
I don't think people see all the things she does
behind the scenes to try to make our community and
keep our community a great place and make it a
better place to live and work and raise our families.
So thank you, Dana.
Speaker 1 (01:34):
Yes, Well, said April. Well said April. Dana has She's
always been a just very generous person. She's a very
generous spirit, and she shares that generosity with her with
her friends, her family or coworkers, and with the community
as well. Just like you're saying, so yes, thank you
very much, Dana. We appreciate you. So those of you
(01:57):
that have homeowners insurance out there, you'll you'll want to
want to listen closely to to what we're going to
discuss today, because it's a it's a big part of
your monthly and your yearly expenses and it changes all
the time. It's a it's a fluid situation. It's a
fluid uh premiums or fluid depending on a number of things,
(02:19):
and it affects your bottom line. So there's there's just
some things that you you need to be aware of
when you're shopping for insurance and knowing what insurance you need.
So let's let's start off April with you know, what
do you think is the main thing or the main
elements of homeowners insurance that people don't know about that
they should know about.
Speaker 2 (02:41):
I think that the best advice if I just had
thirty seconds to say, what what can how can you
help educate people about insurance? Which I think is what
you're you're asking me, and that is yes, please know
that insurance, your homeowner's insurance does not cover everything you
think it covers.
Speaker 1 (03:02):
What do you mean by that?
Speaker 2 (03:03):
So there, if you pay attention to the policy that
you get either whether you get that old school way
by mail and it comes in this large Manila envelope
and package, no, you do not. Nobody reads their entire
policy front to back. We call it a policy jacket, right,
They do not read that policy from front to back.
(03:27):
There is a lot of fine print. I call that, right,
that's the April Tolbert verbiage. But there's a lot of
words in that policy contract that you're getting with the
insurance company. Not there are two homeowners' policies in the
state of Texas or not created equal. So you can
go to company A and get a homeowner's policy. You
(03:49):
can go to company B and get a homeowner's policy.
You can go to company C and get a homeowner's policy.
So when you're shopping and you're quoting your homeowner's insurance
and you think, oh, well, there, quotes look the same.
It's the same amount for the coverage A, dwellings coverage,
B coverage C, liability contents, all the things you're saying,
(04:12):
Oh no, I got people tell me all the time.
Oh no, it's the same. I looked at the I
compared it. Right, there is no comparison with what you're
seeing from quote to quote. You can't accurately compare one
homeowner's policy to another without reading the full policy contract.
And who wants to do that?
Speaker 1 (04:32):
Okay, well here's a couple of thoughts right here. First
thing is that I'm thinking think that I'm thinking about
whenever I shop for insurance for my rental property. So yeah,
so just talking about rental properties here. I was comparing
quotes a while back, and one of them was significantly
less than the other, and I'm like, wonder why it's
so much less? Well, going from memory here, there was
(04:53):
a They each had a summary page of the major
coverages and riders and things like that. The one that
was cheap or you know what it was missing sudden
and accidental discharge of water.
Speaker 2 (05:05):
And he listens to me, thank you, and you're welcome.
Speaker 1 (05:08):
Yes's And let me tell you what sudden and accidental dish.
That's a water heater rupturing, that's a pipe rupturing in
the wall. That's a number of things that happened to properties,
that's happened to me personally on especially on rental properties.
And I'm like, ooh, I think I need that sudden
and accidental discharge of water. So I think that's what
you're referring.
Speaker 2 (05:26):
It's one hundred percent what I'm refraid to and anyone
who follows me on social media right now, I am
doing this series because guests who just had a claim
for sudden and accidental discharge of water in my kitchen.
Oh my, I have a delta faucet, my kitchen faucet.
Woke up one morning and I hear this drip, drip, drip,
and I'm looking out my back door and there's water,
(05:48):
and I'm like, didn't rain last night? Well, water came
out from underneath my sink, actually from the faucet, not
the hose, not a gasket, the actual faucet had a failure,
and there was water coming out from under my kitchen sink,
through my cabinets, under my hardwood floors, and all the
way across my living room and out the back door
of my home. And so I am currently right now
(06:12):
doing and I just turned my camera on. I said,
you know what here, I talk to people about this
all day all the time. That people think that the
most common type of claim that we file here for
as an insurance agent for homeowners is hurricanes. Well they
actually probably think now it's floods because they think we
flood in South Texas all the time. But honestly, the
most common type of claim we have is what Andy
(06:34):
was just talking about, sudden and accidental discharge of water
appliants overflow dishwasher. What happened to me with my faucet?
You know that kind of it means it's not a leak,
it's not undiscovered, it's not happening dripping slowly in a
wall for months and months and months and you didn't
know it. That's a different kind of coverage. That's a
leakage and seepage. That's not what we're talking about. We're
(06:56):
talking about sudden and accidental discharge overflow of water in
your home. So I right now am doing this little
you know series I guess on my social media. So
if you don't follow me on social media, please find
me because I hope that I help give people nuggets
as I navigate my own personal insurance claim and all
(07:16):
of my contractors and all of the things I'm trying
to do to get my home put back together and
get the money from my insurance company.
Speaker 1 (07:23):
What a great opportunity. So we're going to turn and
make lemons into lemonade. What a What a great opportunity
for you to use your personal experience to unpack the
insurance coverage. That's right, and your journey, your journey when
I get sound to you know, real woo woo or
your journey through it. So that's uh, well, I'm sorry
that happened, and but yes, I think it will be
(07:45):
very illustrative for you your I hope it's information.
Speaker 2 (07:48):
I call them nuggets and I hope that you get
a nugget of something that helps you. I hope it
never happens to you, but if it does, I hope
that it helps you through it. And that is that
is what I love to do. It's why I'm not
only am I passionate about Southeast Texas. I born here,
raised here, raise my family here, starting my business ear
I love helping people in Southeast Texas and the way
I do that is through insurance and help educate. And
(08:13):
the situation that happened to me, I knew and one
of the first things I said in my first video
was the one thing I know is that my insurance
is going to cover this. The question I ask everyone
within the sound of my voice today is are you
one hundred percent sure that your insurance would cover that? Yeah?
Speaker 1 (08:32):
I bet people are going to look.
Speaker 2 (08:33):
And if you don't have a trusted local agent that
you can ask these hard questions of and know what
questions to ask first of all, right, and and know
what exactly what you're looking for, and what are the
questions to ask? Do I have water discharge? And if
I do, how much coverage do I have? Because some
(08:56):
see that's what is my deductible. That's a good one,
thinking Andy's done this a time or two, right, But
asking those hard questions, do I have that coverage? And
if I do, what's my limit? Because I've seen some
deceptive practices in the past where people have said, oh, yes, yes, yes,
you've got that coverage. But when I am helping and
(09:17):
I'm looking, I'm saying, well, yes, they didn't lie to you.
You have that coverage, but you only have five thousand
dollars worth of water.
Speaker 1 (09:23):
A wonder what the average claim is. I would say
it's ten grand or more.
Speaker 2 (09:27):
Oh absolutely, I am already up over thirty thousand already
just for that, just for the kitchen sink that that.
Speaker 1 (09:35):
You have over thirty grand.
Speaker 2 (09:36):
But you got on your it got in your market.
Speaker 1 (09:37):
With water, it goes where it wants to, and it
tends to wreak havoc wherever it goes, and it caused damage. Well,
you know, as I'm listening to you talk and you
saying what your mission is with your business, it just
it really brings to mind how important it is when
you're out there to work with professionals like yourself, because
you see yourself as an as an educator, right, and
(10:00):
helping guide people through that process, just like Dana does
with her real estate customers, just like we do with
our customers for title insurance. So whenever you're working with
professional professionals in the real estate industry, or in any
industry for that matter, make sure you're working with someone
who views themselves in that way that they're there to
help educate you on your different options.
Speaker 2 (10:21):
That's right. I know price is important. Nobody wants to
spend more money on anything than they have to, especially insurance.
You know, nobody wants to spend more. But it's the
old saying you get what you pay for most of
the time. So just educate yourself. You may choose to
have the cheaper insurance policy. After we visit with our clients,
(10:42):
sometimes they say, you know what, I'm okay with that.
I'm okay not having this. I'm okay not having that.
Will give you the cheaper insurance policy, but we're not
going to do it blindly just to try to sell
you something because it's cheaper. Because what I have learned Andy,
is that people think price is the most important thing
about their insurance until the claim time comes. Something bad happens,
(11:04):
right then they want the Cadillac policy.
Speaker 1 (11:07):
Yeah, yeah, after the fact, gotcha. We are thank you
for all of that, April. We got lots more to
talk about it. We're just getting started here, folks. This
is Andy Hemmings with capital title, your guest host today
for the Dana Simmons Real Estate Show. And we'll be
right back with Miss April Tolbert of April Tolbert Insurance.
Welcome back to the Dana Simmons Real Estate Show. This
(11:29):
is Andy Hemmings with capital title, your guest host for today,
and we have Miss April Tolbert with April Tolbert Insurance
Agency here talking all things insurance. And to continue our
discussion here, April, you know you were talking about how
you know, you may get a you may get a
quote that's cheaper than another quote. You may get two
(11:50):
or three quotes, and they're all different and the only
way to tell the difference is to read them. Here's
what I say. Chat GPT can be your friends, right,
you know, I've I've and I'll just kind of that
is an aside here that I use chat GPT for
a lot of things now for my health insurance, with
shopping for looking at health insurance and I literally ran
the policies that I was looking at through there and
it compared them for me.
Speaker 2 (12:11):
You a summary.
Speaker 1 (12:12):
It gives you a summary, and so I recommend that
you do that. You know, give a give a prompt
to chat GPT compare these two policies and see where
the coverages are different, and it can do it for
you in seconds.
Speaker 2 (12:23):
It absolutely can. And then I will not though discount
also saying please have especially when because of insurance, specifically,
have a local person that you trust. That is so
important because you need to be able to pick up
the phone call and say, Okay, I've looked, I've done
my research, i feel like I've read, I feel like
I've researched. Is there anything I'm missing and somebody that
(12:45):
will be honest with you?
Speaker 1 (12:47):
Yeah?
Speaker 2 (12:47):
Right about? Ooh yeah, well there's this little this policy
language you may have missed, or there's this endorsement that
I don't see. You have you have a golf cart?
Do you need separate coverage for your golf cart?
Speaker 1 (12:59):
Oh?
Speaker 2 (12:59):
I've seen your diamond engagement ring that you got last year.
Do you need extra coverage for that? Chat GPT can't
help you with.
Speaker 1 (13:06):
That, April. That is such a good point were to
call it April GPT. So so what April? If I
understand you correctly, you're like Andy chat GPT is great,
but it doesn't necessarily know your specific situation, whereas if
you have a trusted insurance agent, trusted advisor, you'll be
able to plug maybe plug some of those gaps that
they haven't even thought about.
Speaker 2 (13:27):
One hundred percent. And that's what we do, and that's
what I trained my team and especially my homeowner specialist
to ask questions because I'm not here to give you
one size fits all insurance, it doesn't exist. I'm here
to ask questions to customize your coverage to match what
you need, because what you need and want may be different.
(13:49):
It is different than what I want or need. And
your neighbor wants to need your cousin, your brother, aunts
and uncles.
Speaker 1 (13:54):
Right, fantastic. That's a great point. And I know I
have done that with you if and I've gone out
to shopping in the wilderness there and said policies, Hey,
take a look at this, see what you think, and
you were always you and your team. I'm thinking of
Lisa in particular. She's great, She's always been my us
she's helped out a bunch, both of y'all have, and
y'all have compared policies for me and said, think about this.
(14:17):
So I really appreciate it.
Speaker 2 (14:18):
Thank you, Thank you for your trust. That means the
world to us.
Speaker 1 (14:20):
You bet now, what so thinking about today's insurance market,
what would you say are the driving forces behind what's
driving the premiums these days?
Speaker 2 (14:32):
That's the trick question right there these Texas. Yes, so
we call that the million dollar question right there. I'd
be a ka billionaire if I knew the answer to
that question. But no, I think, really and again, this
is my just my opinion. I don't represent anyone other
than myself and my personal opinion. For twenty plus years
(14:52):
in this business in Southeast Texas, and I can tell
you that I get calls every day. If somebody does
not say it to me at least once a day,
I must be all for our on vacation or something,
because I hear, why is my rate going up? I
haven't had any claims, I haven't had any tickets, I
haven't had any accidents. Everybody still in their mind thinks
(15:13):
what I call old school like it was back when
I started in the business. The good old days where
back in the day when I started, we had a
rate book. If you bought a certain kind of car
and you were a certain age, and you had no
tickets and accidents, your rate was going to be this
much on your car insurance. Those days are gone. Everything
is algorithms, Everything is computerized. Everything is put into a
(15:40):
computer system, your name, date of birth, social security number, address,
the ven number of the vehicle, and then the big
computer in the sky does the calculations and spits out
a number. We have as local agents, we have no
(16:00):
control over the rate that comes back you. Let me
give you an example. I'm gonna use auto insurance for
an example. Because we all have car insurance. We have
to have car insurance to legally drive down the road. Okay,
so car insurance. I tell my customers, specifically the ones
that are shopping that maybe they're buying a car for
a young driver, their first you know, they're sixteen year
(16:21):
old getting a car. You know, we're shopping, We're going
to add them to our policy. I tell people, if
you are shopping for a vehicle and you're looking maybe
at two different maybe a Honda Cord versus a Toyota camera. Right,
just you insert model make here and it applies. Call
your insurance company or you know, ask for that quote
(16:44):
on those two different vehicles, because just the vehicle itself
could make a huge difference in premium. The example I
use is that I had a customer call his son
was getting his driver's license. He was looking shopping for
a first car. He's standing on the lot and he says, April,
I'm standard at x y Ze agent dealership. I'm looking
(17:06):
at buying buying a vehicle right now for my son.
He really wants this Ford Mustang. It's a little you know,
sword Mustang that's sitting here. But there's this Honda Cord
I'm sorry, Honda Civic that's sitting right here next to it.
Great gas mileage, you know, for cylinder, he four doors.
I think this is what he needs, is going to
(17:26):
be more dependable, more practical than of course, this young
boy that wants this Ford Mustang. Will you please help
me here and put the numbers in the system. Tell
me what the insurance is because I can use that,
you know, to say, hey, you know, the insurance would
be better right, And I'm going to play a silly
little game. So I put the ven numbers in, and
I do do you know that that Honda Honda Civic
was more expensive in insurance than that Ford Mustang was.
Speaker 1 (17:49):
I would have never guessed that.
Speaker 2 (17:50):
Nobody would have. I wouldn't have either. I would have
absolutely assumed. So all of those words I just said
were to say there is no way for me or
any one else. We do not have a crystal ball.
I cannot predict why your insurance is the rate it is.
All I can do is give you the information and
help you find discounts, help you make sure you've got
(18:13):
the coverages and remove coverages maybe that aren't important to you,
adjust your deductibles, do things that to customize that insurance
to help you make sure you have the best rate. Yeah,
because they tell me there are over two thousand factors
that go into any one individual's rate.
Speaker 1 (18:31):
Thousand. So I was sitting here thinking about that, like,
what what are the driving factors? I would have not
guessed there's two thousand. But I think that what's happened
is that as technology has increased and more data has
been accessed and accumulated, and they now have computer programs
and actuarial tables that can assess risk based on those
(18:54):
two thousand factors, and the computer does all the work.
Speaker 2 (18:56):
You hit the nail on the head. That's exactly what's happening.
And don't think for one second again the world according
to April Tolbert here, but don't think for a second
that AI is not going to change this whole thing
dramatically as well at some point, if it hasn't already,
it is changing. Insurance companies have a lot of money
and a lot of power, and a lot of things,
and we have no control over that. So that's why
(19:19):
having a local resource I think is so important and
filing claims. I'm going to add this andy because I
think this is a good nugget for homeowners, specifically to
take away the days of you call me to file
a claim because your rock from your lawnmower cracked your
window and you want to get your window replaced. You
(19:39):
can call me. You can do that. You might even
just have like a glass lower deductible for glass or
something on your policy. I am going to tell you
upfront my job, my duty as your agent, is to
file a claim. If you tell me to file a claim,
my duty is to file a claim. I will absolutely
file that claim for you. However, I'm going to tell
you if it was me, I would not file that
(20:02):
claim for that pane of glass. Because every claim that
you file homeowner's insurance, auto insurance, any other type of
claim is going to follow you and it's going to
affect your rates going forward. All claim activity, those good
old days of going to the mall and getting the
chip in your windshield repaired and it costing you zero
because oh, they tell you your insurance will cover that.
(20:25):
Oh they're right, they're telling you the truth. Your insurance
we wave. At least one of the main carriers I
deal with, they'll wave your deductible for a repair. You
can go to the mall and it won't cost you
a thing. They file a claim on your insurance.
Speaker 1 (20:41):
Policy, you're paying for it.
Speaker 2 (20:43):
You will pay for it in your rates, because then
you're gonna call me six months later and say, why
my car insurance go up? We went up because you
file a claim. Well, it was just a windshield, it
was just a repair. It doesn't matter. All claims affect
you follow you, and they will follow you for three
to five years, depending on the company and the carrier.
(21:04):
So you might get upset with your rate with your
current company, you may go to shop your insurance next year. Well,
you might have had a windshield claim and a maybe
a scratch claim, and then another windshield claim, and you
may not even be eligible. And if you are eligible
with that other company, the rate is not going to
(21:25):
be pretty because you've had three claims or two claims
or a claim in this short period of time. So
I just my advice is always be very mindful because
those are the kind of things, as you just asked me,
that affect your rates.
Speaker 1 (21:40):
Yeah, going forward, that's a great point. And I remember
when I first heard about that or learned about that,
when I was shopping for insurance once again for rental property. Well,
my rate was affected by a claim that I had
on another property.
Speaker 2 (21:53):
That's right.
Speaker 1 (21:54):
You know, it's like, wait, that's why should that have
anything to do with It was a whole different property.
A tree fell on the roof, you know, doesn't matter.
You had a claim, and that follows you wherever you
go for all subsequent insurance quotes.
Speaker 2 (22:06):
Yes, and I'm going to reiterate that because what Indy's
saying is one hundred percent accurate. Not only does the
claim follow the house. So let's say you're trying to
buy a home, right the claim, the claim's history on
that house will will affect your rate trying to buy
that home. But if you have personally had a claim
on a prior home, it's going to affect your rate
(22:28):
on future homes as well. So it follows claims follow
the property and the applicants.
Speaker 1 (22:35):
Isn't that nice?
Speaker 2 (22:35):
Oh yeah, they'll get you coming and going. This is
what I say. I hope my insurance carriers aren't listening. Well.
Speaker 1 (22:43):
I think this is good sage advice for those that
are listening to. You know, if for nothing else that
before you file a claim, talk with your agent about
it to see if it may be better just to
pay it out of pocket. You know, sometimes you just
have to file a claim. But yuse, the damage is
so great. But I think there is a line at
which underneath the cost is under being underneath may be
(23:06):
better to pay it out of pocket because it will
end up cheaper in the long run.
Speaker 2 (23:09):
And again, I know I'm going to sound like a
broken record here. Having somebody you trust that you can
pick up the phone and call, you're not going to
get that. If you've gotten your insurance at online company
dot com. Right, you need to have somebody you can
pick up the phone and call, because if you call
an eight hundred number, they're going to file acclaim. They're
not going to ask any questions.
Speaker 1 (23:28):
Right right, very good. We're going to take a short
break here and come back with Miss April Tolbert with
April Tolbert Insurance. This is Andy Hemmings with Capital Title.
And you're listening to the Dana Simmons Real Estate Show.
Welcome back everyone to the Dana Simmons Real Estate Show.
This is Andy Hemmings with Capital Title. And today we
(23:50):
are talking with Miss April Tolbert of April Tolbert Insurance
and April We've already talked about a number of issues
about what affects your you know, namely, what affects your
premium is what we just talked about. Now, let's dive
into somebody that's maybe shopping for a home right now.
You know they're in the market to purchase a home,
and that really brings up a few questions and some
(24:14):
things that home buyer home buyers need to know about
as part of the process. Because you're shopping for your
your shopping for the best rate or the best terms
for your loan. Of course, you're having your house inspected,
of course, to make sure it's in the condition that
you're that you're comfortable with. We're doing all the title
work in the background to make sure that the title
is clear before you close. But then meanwhile, you're going
(24:36):
to have to get insurance on that property. Whether or
not you get a loan, you're going to want to
have insurance. So April, what would you say, are just
right off the top of your head, a couple of
things that home buyers need to be cognizant of when
they are in the home buying process as it relates
to insurance.
Speaker 2 (24:52):
I talk about the home buying process like a puzzle,
and I say, selecting the right a a real estate
agent realtor, first of all, is so super important. Having
somebody to help you put that puzzle together because there's
so many different pieces and to make this thing actually
(25:12):
happen and happen smoothly is so important. In your agent
and Dana Simmons team is absolutely amazing at that they
understand how to make that happen. And from an insurance standpoint,
they also understand and I want to communicate to everyone
with the sound of my voice. If you are in
the process of buying a home, please make sure that
(25:36):
the insurance piece of that puzzle, because it's just one
small piece of this puzzle you're trying to put together.
Please make sure you understand that that insurance piece is
extremely important. It is an important piece. A lot of
times I find that it's the afterthought. It's the oh,
we're getting ready to close. They've told me we've got
to clear to close in three days. They just need
(25:58):
my insurance binder. That is not the way to do
the insurance on that home that you're buying. That is
one of the biggest investments that you will ever make
in your life investing in that home. Most of the
people that are part of that transaction, your title company,
your real estate agent. They when the home is closed,
(26:21):
they're closed. They're done with that transaction. Your insurance sticks
with you. If you get the worst case scenario, call
a week after you close on that home and your
house is on fire, or you walk in and you
find your kitchen faucet like me, is leaking and there's
water all under your hardwood floors. Right, that worst case
(26:43):
scenario has happened. That is not the time to ask
questions about what's my insurance going to do. So please
make sure that you understand that insurance piece, even though
it's just one small piece of that transaction, is really important.
When you go under contract, and your real estate agent
will help you navigate all of this. Your real estate
(27:04):
agent will tell you, Okay, we've gone under contract, We've
made the offer, right, the offer has been accepted. We
now most of the time, in most scenarios, not all,
you're going to have some option period where you can
back out. Andytoy.
Speaker 1 (27:19):
Ninety plus percent of the time you're going to have
an option period.
Speaker 2 (27:21):
Yet that is basically a free pass for you to
be able to say, I do not want to this
home anymore. Your agent is going to tell you, get
your inspector. Find an inspector. Get an inspector out here.
Let's go make sure all the plugs work. Let's make
sure the stove works, the refrigerator works, the you know,
there's not a hole in the air conditioning unit. Whatever
(27:41):
those things are that home inspectors look for, right, what
they are not a lot of times, unfortunately, it's going
to tell you is that is also the moment that
you need to start shopping the insurance on that house,
because if you can find out that that house maybe
has had a series of claims, or maybe who knows
(28:02):
what happens, right, it's sitting in some kind of zone,
it's had a claim history. I don't know all the
reasons why, but maybe the insurance on that house is
going to be crazy, ridiculous expensive for some reason. You
need to find that out during that option period.
Speaker 1 (28:17):
That's such good advice because that insurance, if you're getting
a loan and you're es growing, it's going to become
part of your note. Regardless it's going to be part
of your monthly payments, but it's going to become part
of your monthly note if you have to escrow with
the lender, and in extreme situations, it could throw off
your debt to income ratio with lenders. I've seen that
(28:38):
happen where buyers waited too long to get the insurance quote.
They're out of their option period, they're out of their
financing contingency period, which is another level of protection buyers
can have in a contract that allows them to back
out if their financing doesn't go through well. If that
period has passed. Also, then you get an insurance quote,
(29:01):
your insurance quote is so high that your debt to
income ratio is off, the loan is denied, you're no
longer protected. That's correct, And I know that's I'm kind
of geeking out a little bit on the here, but
this is a this is a real scenario. But the
easy thing to remember get an insurance quote in the
option period. And that's that's just the thing to remember.
Speaker 2 (29:19):
That's exactly right. And please don't just go get that
quote online somewhere. If you're buying a home in southeast Texas,
please talk to someone talk about what your options are,
because you have options. It may be that the insurance
comes back higher than what you would or your lender
(29:39):
would like, right, and so your notes are going to
be a little higher than what you want them to be.
We can sit down and talk about some adjustments that
we may be able to make to that insurance. It
may not be the best case scenario, it may not
be that Cadillac insurance that you would want. But guess
what we'll get you through closing. We'll get you into
that home, We'll find a salute for you, and then afterwards,
(30:03):
whether it be a month after you close or a
year after you close. We can always reevaluate your insurance.
We can always start with the higher deductible and bring
that deductible down to something that would be easier and
more reasonable for you later. But it's all about educating,
knowing what you're getting.
Speaker 1 (30:20):
Yes, and for deductibles. What is the minimum deductible that
most lenders require now? Is it two three percent?
Speaker 2 (30:30):
Well, actually there's really not a standard. Different lenders have
different requirements. There's a couple of local credit unions that
won't let you go above a four percent deductible. I've
seen that. But the most lenders are will let you
be flexible with your deductible deductible.
Speaker 1 (30:50):
Yes, And I think there's a there's a talking about
deductible since we're they are that the It's always seemed
to me there's like a sweet spot with a deductible
at which point, know the uh as you're you know,
you may get a five percent deductible and it's like, Okay,
that's you know that, uh, that's that could be a
big chunk of money, but if it drives my premium
way down, then it might be worth it to me.
(31:12):
It's all I don't know, it's been like two maybe
three percent? Kind of the sweet spot is that? Am
I thinking about that?
Speaker 2 (31:17):
Right? I think you're spot on, And I think a
lot of people like you and I that deal in
properties in coastal counties, we think about Texas Windstorm a lot,
right and I so I'll use that as an example
if you do happen to steal, which we have a
lot of customers that do have a separate windstorm policy
through Texas Windstorm. This applies to homeowners policies with wind two,
(31:38):
but I'll use Texas Windstorm as an example. I don't
think I have anybody in my entire agency that has
a one percent on their home with Texas Windstorm, because
Texas Windstorm charges so much to have that one percent
deductible that I tell people it is not what you
can look at your annual cost and within a year
or two you're going to make up the difference of
what you saved by going with a two percent deductible.
(32:01):
Look at a three percent, look at a five percent.
Because if you've got a two hundred thousand dollars home,
let's say I know there's not a whole lot of
those you know, out there anymore. Building materials have gotten
so expensive that it you know, even you know, what
was a two hundred thousand dollars home, Now we have
to ensure for four hundred thousand dollars. But that's a
whole nother story. A two percent deductible, I'm sorry, A
two hundred thousand dollars house, right, A two percent deductible
(32:25):
that is a four thousand dollars deductible, correct, Right, A
two hundred thousand dollars house going all the way up
to a five percent deductible is a ten thousand dollars deductible.
But what if it saves you three thousand dollars a
year on the cost of your insurance or two thousand
dollars a year, let's just say, for a round numbers
on the cost of your insurance. How many years do
(32:47):
you have to go without a claim for that to
make sense for you? Right, we haven't had any true
devastating windstorm.
Speaker 1 (32:57):
We're not claims.
Speaker 2 (32:59):
I'm knocking right now, we're knocking on all the wood
we have, right, in a significant number of years, we
had the whole twenty twenty you know, two, yeah, twenty twenty, right,
is that where we were COVID and all of that.
We had Laura Delta, a couple three storms that came
through very quickly. But like Rita, right, Rita was now
(33:20):
twenty one years ago.
Speaker 1 (33:24):
That's unbelievable.
Speaker 2 (33:24):
Ike was almost twenty years ago, Okay. And so if
you can go a couple of two or three years
without a claim, then sometimes you can make up the
difference of having that higher deductible. And as costs continue
to rise exponentially in insurance, in property insurance in the
along the Gulf Coast, I think that those are conversations
(33:45):
that we need to at least talk about and have
those conversations with the local trusted insurance agent and see
what makes sense for you.
Speaker 1 (33:52):
Yeah, excellent points. Thank you, April. We're going to take
another short break. This is Andy Hemmings with Capital Title
and your listening to the Dana Simmons Real Estate Show.
Welcome back to the Dana Simmons Real Estate Show. This
is Andy Hemmings with Capital Title, and our guest today
is missus April Tolbert with April Tolbert Insurance, and we
(34:13):
are covering a lot of ground and there's so much
more to talk about, so our our in our final
segment here, I think it's important to talk about what
are some property conditions, some home conditions that can affect
the insurability of the house. What would you say is
the number one thing that affects the house insurability roofs.
(34:35):
That's what I was guessing.
Speaker 2 (34:36):
So I was thinking, right now, think about this. We
were talking in the last segment about the fact that
Rita was twenty one years ago. Ike was almost twenty
years ago. Everyone, Okay, I can't say everyone. Ninety nine
point nine percent of every property in Southeast Texas had
a new roof after either Rita or Ike. Okay. So
(34:57):
when we're looking especially coastal here and we're looking for
windstorm certificates because they should have been windstorm certified when
they were put on in two thousand and five or
two thousand and seven, we are pulling the exact date
that those roofs were put on, and if they are
a twenty year old roof, I, as the insurance agent,
am going to say, Number One, this limits the coverage
(35:18):
that is available to you on your insurance because of
the age of this roof. Number two, that roof is
at the end of its life. It may not have
a failure right now, but it is at the end
of its life. Your home inspector, if you're buying a
(35:40):
home specifically, your home inspector isn't a roofer. He's there
to plug things in and make sure things work. And
he may look at it and say, oh, the roof
looks okay. Is there's no leaks? Okay? I promise you.
In Southeast Texas we have enough wind events, hail events,
not just hurricanes, but torrential downpours of rain all. It
doesn't have to be hurricane season for these things to happen.
(36:02):
I had to put a new roof on my house
April the fifteenth of twenty twenty three. So what was
that two years ago? Now, right? I got a new
roof from an April storm that came through Hardin County
that put produced baseball size hail on my property.
Speaker 1 (36:21):
Wow.
Speaker 2 (36:22):
And so it does not have to be hurricane season.
I promise you. If your roof is twenty years old,
it is at the end of its life. And so
roofs are the biggest challenge, and insurance companies are getting
very smart about it. Andy insurance companies are now saying
things like if that roof is over fifteen years old,
(36:43):
we are if they have a claim or they try
to file a claim on that roof, we are not
going to pay what it costs to actually put a
new roof on that house. We are going to depreciate it.
They call it actual cash value. We're only going to
pay the depreciated amount of the quality or life that
was left in that roof.
Speaker 1 (37:00):
Okay, So if you would, in the simplest terms possible,
explain depreciation, like how that applies to what you're talking
about here. So it's how depreciation works into assigning the
value of a claim.
Speaker 2 (37:15):
Sure, So again the April Tolbert version right of this,
because I'm not a claim person, I'm an agent. But
what I see happen is that you put a brand
new roof on a house today, you have a claim
next week. That roof still had twenty years. We're going
(37:37):
to use twenty years as an example. That's not always
the case, right. The insurance company says that roof is
supposed to last twenty years. It's got a twenty year
life expectancy. So you have a claim a week after
putting it on, they will pay you the full life expectancy.
Which is twenty years. That's going to be the cost
to put a new roof on nless you're deductible always
of course with insurance, but they're going to pay you
(37:58):
the full cost to replace the roof. Ten years goes by,
there's ten years less life in that roof. If you
don't have a full replacement cost policy, you have the
depreciated kind of policy. They're going to take ten years
off of what they'll pay you for the roof. The
new roof is ten thousand dollars'd be a real small house,
(38:20):
but the new roof is ten thousand dollars. They're going
to take off half of that. You're only gonna get
five thousand dollars less you're deductible.
Speaker 1 (38:27):
Good point. Okay, So what do they need to look
for in their policy? What's the language they need to
look for to know the difference between the type of
coverage they.
Speaker 2 (38:35):
Have Replacement cost RC replacement cost that's what you're looking for,
and you're specifically looking for replacement cost on the dwelling
structure itself and your personal property, your contents, because a
lot of companies will give you replacement cost on the
house on the structure, but they might turn around and
(38:55):
give you an actual cash value is the depreciated so
it's a a RC is the good one. Replacement costs
ACV actual cash value is becoming more and more common
on contents your personal property and on roofs. Okay, ask
(39:16):
that question, do I have replacement costs coverage on my roof?
Speaker 1 (39:22):
Perfect? That is so so important and it can be
so if you're looking at a quote that you're like, Wow,
this quote is so much better, it could be that
it's ACV actual cash value. I've seen that.
Speaker 2 (39:33):
Yes, yes it is, and it's something that I think
sneaks past people. A lot of times. People are looking
at the average person has maybe one insurance claim in
their whole entire life. We may be a little bit
more than that because we live in Southeast Texas, right,
and we have more things happen where we have to
(39:53):
use our insurance. But you don't wait until it's too late, right,
Just to summarize all the things that I want to
say today, Please don't wait till it's too late. Ask
the hard questions. Have a trusted advisor that talks to
you about what your options are, ask you questions, and
(40:14):
tries to work with you. And it's more than just
what's the price, Because the average person just looks at
my insurance went up five hundred dollars this year. I
need to shop at I need something cheaper, got it? Cheaper?
Is what everybody wants until you actually have to use
your insurance. That's when it becomes extremely important. And I've
(40:37):
seen entirely too many times in my twenty plus years
of being an insurance agent, I have seen entirely too
many times that people saved one thousand dollars, but boy
did it cost them tens of thousands of dollars at
claim time. Yeah, don't let that happen to you.
Speaker 1 (40:58):
One example that that I have and I'm and I'm
going to go back to the rental property again, which
may not it probably don't apply to everyone, but it
is to your point. The when Rita hit, I did
have trees fall on some of my rental property and
it did significant damage where the tenants had to move out.
Took me eight months to rehabilitate that property and good
(41:21):
insurance and the thing that saved me is I had
a rider on there which was lost like a loss
of rents, rents, loss of rents rider and that policy
covered paid for the rent, and it was four units
paid for the rent for those eight months, which it
would have been devastating to me at the time. It
(41:43):
would have been devastating to me to have lost eight
months of rent. And so that one small thing, and
that and that rider was not very expensive at the time.
I think it's probably a little bit more expensive now,
but at the time it was not very expensive. And
so that that's just an example speaking to your point
that paying a little bit more sometimes is going to
save you a bunch of money.
Speaker 2 (42:02):
There is something similar on a homeowner's insurance policy and
it is called additional there's additional living expense and loss
of use okay coverages on a homeowners policy that do
the same thing. If you have a fire in your
home right at it may take months, like Andy's example
with his rental property, it may take eight months for
(42:25):
you to get the contractors in there, get it all
cleaned up, get it cleaned and back to where you
can move back in your house. Where are you going
to live? Your mortgage is still do every month. You
have to pay that mortgage every month to your mortgage company.
Where are you going to live? And how are you
going to pay for that, so it's important to have
those coverages on your homeowner's policy as well.
Speaker 1 (42:47):
Great points, Great points, April. You are a wealth of
information and you are an asset to our community. Thank
you well beyond insurance, I must say we appreciate everything
you do. I know you're very active in the community
as well, just like Dana. So it has been a
pleasure having you here today. And we have yet to
get your contact information.
Speaker 2 (43:04):
Oh absolutely, please let us help you with insurance, all
things insurance and people ask what kind of insurance do
you do? We are everything insurance, so we want to
be a one stop shop for to help you with
any of your insurance needs. I actually have three offices.
I have an office in Boumonde on Major Drive. I
now have an office in Kirbyville and an office in
(43:26):
Jasper to serve Jasper County and the areas north. So
you can call us at any of those locations one
number four O nine eight six six one two three
three four O nine eight six six one two three
three Search April Tulbert Insurance, April Toolbert Insurance dot com
or Google us. You'll find us all over social media
(43:46):
as well. We'd love to connect with you and help
you in any way we can.
Speaker 1 (43:49):
Perfect April, thank you so much for being here today.
This is Andy Hemmings with capital title and you've been
listening to the Dana Simmons Real Estate Show. Y'all have
a fantabstic day.
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