Insurance Companies - Missouri

[Sylvia B.]

We have used Shelter for our homeowner's and auto policies for years, so when we entered the landlord game we continued with them, but I'm wondering if I should look for other options.

We now have 5 rental policies with them and the agent says at this point the company requires an umbrella policy. No problem, we'd already decided to get one. However, their idea of an umbrella differs somewhat from my understanding.

1. They will not include any property in an umbrella policy if the primary policy is not through them.

2. The agent says that liability coverage for each individual policy will drop to zero, and all liability is on the umbrella. This part made me go, hunh?

I thought an umbrella policy only kicked in when the primary policy had already paid to its limit, and that's one reason an umbrella is relatively cheap.

When I talked to the Farmer's agent she told me that we can put any property we own, even if insured with another company, under an umbrella as long as the primary had at least $300k liability.

Does anyone else do business with Shelter? Does their umbrella policy sound "off"? What other companies should I check into?

[Joe Lantrip]

Looking for good Insurance Companies for Single and Multi-Families in the St. Louis, MO and Surrounding areas.  Any good options?

My current provider seems to just keep raising their rates WAY FASTER Than Inflation!  Or my Rents!

Thanks in advance to any suggestions.

Joe