What every Texas homebuyer should know about insurance

Start requesting homeowners insurance quotes as soon as you go under contract — or earlier, while you are seriously touring — so there is time to compare carriers, meet your lender's proof-of-coverage requirement, and catch roof or deductible surprises before closing.

Start quotes before you're under contract

In a competitive Texas market, buyers often treat homeowners insurance as a closing-week checkbox. That is late. Lenders require proof of coverage before funding, and a rushed quote is how people lock into the wrong deductible, miss a wind/hail exclusion, or discover their property is harder to insure than expected.

A better rhythm: once you are seriously touring — or as soon as you go under contract — request quotes with the address, year built, square footage, roof age if known, and your target close date. Independent agencies can compare multiple carriers while you are still in the option period.

What your lender actually needs

Your mortgage company will ask for a binder or declarations page showing dwelling coverage at least equal to the loan amount (often replacement cost is wiser than actual cash value), your name as insured, the lender as mortgagee, and an effective date on or before closing.

Ask your advisor early which documents your specific lender accepts. Some want the full policy; others accept a binder with a follow-up declarations page after binding.

Dwelling coverage is not the purchase price

Purchase price includes land. Insurance is about rebuilding the structure and related costs. In Central Texas, rebuild costs can move with labor and materials — which is why replacement-cost estimates and periodic reviews matter more than matching the contract price line for line.

Read the Texas-specific fine print

Wind and hail deductibles are often a percentage of dwelling coverage, not a flat dollar amount. Roof payment schedules, cosmetic damage language, and water backup endorsements vary widely by carrier.

If you are buying in a wildfire-adjacent or hail-heavy corridor, say so up front. An independent advisor's job is to explain tradeoffs in plain English before you sign — not after the first claim.

How insurance interacts with your real estate contract

Your purchase contract may have option periods, inspection windows, and financing contingencies. Insurance surprises (uninsurable roof, high premium, limited carrier appetite) can surface inside those windows if you start early enough to act.

Working with a Spyglass Realty agent and Spyglass Insurance Agency keeps the conversation coordinated: same market knowledge, fewer last-minute scrambles before funding.

A simple buyer checklist

1) Share the property address and close date as soon as you can.
2) Gather roof age, updates, prior claims if known, and dog breed info if relevant.
3) Decide deductible comfort level before you compare premium alone.
4) Ask about bundling auto and umbrella once the home quote is solid.
5) Confirm mortgagee clause wording matches your lender's instructions.