New Umbrella and Liability Insurance for 7 "1-3 unit" properties

[Fred S.]

Hi we have a portfolio of 4 Single Fam Houses, 2 Duplexes & 1 Triplex (7 total properties) in the Los Angeles area. The single family houses have FMVs from 250K to 750K; duplexes between 300K-380K, and triplex of about 500K

None are under an LLC.

We wanted to get an umbrella policy and liability insurance for them all.

Does anyone have any idea where to look? What prices or policies do you recommend?

Should I just go to "State Farm" or other big box insurance agencies or to smaller ones? Would it make sense to put them in separate LLCs? (LLCs are $800 each in California)

Thanks so much!

[Timothy W.]

I second going to a good agent who knows the scene. You've likely already got liability insurance on them at the same dollar amount as your limit of insurance for replacing the building but the umbrella adds a nice million or whatever per incident to make sure you have enough "lawyer go away" coverage.