When you're getting ready to make an offer on a house in the Tri-Cities, homeowners insurance probably isn't the first thing you're thinking about.

You're looking at the price.

Your monthly payment.

Your interest rate.

Your down payment.

Closing costs.

Maybe you're already thinking about the inspection.

Then somewhere along the way, insurance gets treated like another box we'll check before closing.

I don't love that approach.

I'm Kim Feliciano, a REALTOR® in the Tri-Cities helping buyers and sellers in Richland, Kennewick, Pasco, West Richland and Benton City.

When I'm helping you buy a home, I want you thinking about homeowners insurance earlier than you might expect.

Not because I'm an insurance professional.

I'm not.

But because whether you can insure the house and what that insurance will cost can affect both your ability to buy it and your actual monthly payment.

And once we're under contract, the clock starts moving.

Should You Get an Insurance Quote Before Making an Offer?

Sometimes, yes.

I don't necessarily need every buyer requesting insurance quotes on every house before writing an offer.

That could become pretty impractical.

But if we've identified a property you're serious about, especially one with characteristics that could potentially affect insurance availability or cost, I want insurance on our radar early.

Maybe that means calling your insurance professional before the offer.

Maybe it means doing it immediately after mutual acceptance.

The important thing is that we don't wait until we're almost ready to close before asking:

“Wait, how much is this house going to cost to insure?”

Washington Purchase Contracts Give Us a Reason to Move Quickly

In Washington, we have a specific homeowners insurance contingency available through the statewide real estate forms.

The current NWMLS Form 22VV, the Homeowner Insurance Addendum, has a default period of 5 days after mutual acceptance for the buyer to make an application for the applicable insurance coverage if a different number isn't written into the form.

That's important.

Five days can go by pretty quickly when you're buying a house.

You're delivering earnest money.

Scheduling the inspection.

Talking with your lender.

Reviewing documents.

Possibly negotiating inspection issues.

And somewhere in that list, I also want you working on insurance.

The exact terms of your signed purchase and sale agreement control your transaction, so we'll review your actual contract and deadlines rather than assume every buyer has the same timeline.

The Insurance Contingency Is More Than “Can I Find Any Policy?”

This is another important distinction.

The current Washington homeowner insurance addendum doesn't simply ask whether some company somewhere will insure the house.

The form allows the parties to establish parameters involving the insurance premium and deductible.

The 2026 version also includes options addressing additional coverage required by the buyer's lender as well as flood, landslide, earthquake and other specified insurance coverage.

That's why I don't want a buyer waiting until the last minute.

We need to know what your particular transaction requires.

And if we have questions about how the contract applies legally, that's when I want an attorney involved rather than guessing.

Your Lender Cares About Insurance Too

If you're financing the house, your lender will generally require homeowners insurance.

That makes sense.

They're lending money secured by the property.

But here's where I want buyers to understand the difference between two questions:

Can I obtain the insurance required for my loan?

And:

Am I comfortable with the cost and coverage I'm being offered?

Those aren't necessarily the same question.

Your lender is looking at its requirements.

You're the person who will actually own the house and pay the premium.

Insurance Changes Your Monthly Housing Cost

Let's say you've been working closely with your lender.

You've decided you're comfortable with a certain monthly payment.

Great.

But what insurance number was used to estimate that payment?

If the estimate was $125 per month and the actual premium works out to $250 per month, that's another $125 every month.

That's $1,500 per year.

Would that stop you from buying the house?

Maybe not.

But I still want you to know about it.

You should be making your decision using numbers that are as realistic as we can reasonably get them.

Don't Assume the Seller's Insurance Cost Will Be Yours

This is another mistake buyers can make.

Maybe the seller tells you they've been paying a certain amount for homeowners insurance.

That doesn't mean your policy will cost exactly the same.

Insurance pricing can depend on multiple factors involving both the property and the person applying for coverage.

The Washington Office of the Insurance Commissioner notes that insurers can consider things like the home's location, condition, construction, claims history and other risk factors when determining availability and cost.

Your insurance professional needs to quote you for this property.

That's the number I care about.

The Roof Can Matter

If we're looking at an older home in Richland, Kennewick, Pasco, West Richland or Benton City, one of the things we're already thinking about is the roof.

How old is it?

What condition is it in?

Has it been replaced?

Do we have documentation?

Your inspector may give you information about the visible condition of the roof.

But your insurance company has its own underwriting requirements.

I don't want to assume that because an inspector says the roof has remaining life, every insurance company will treat it the same way.

Those are two different professionals answering two different questions.

Prior Claims Can Matter

Insurance companies may also consider the claims history associated with a property.

That's another reason the insurance conversation shouldn't automatically wait until the end of the transaction.

A beautiful house can still have an insurance history that deserves additional investigation.

Again, that's not something I'm going to interpret for you.

Your insurance professional is the person I want explaining how a property's claims history affects the coverage they're willing to offer you.

Wildfire Risk Is Part of the Conversation in Washington

We live in Washington.

Wildfire is something insurance companies evaluate.

The Washington Office of the Insurance Commissioner specifically identifies wildfire risk as one of the factors that can affect homeowners insurance availability and pricing.

That doesn't mean you should panic every time you see dry grass near a house.

It means I don't want to make assumptions.

If the property has characteristics or a location that concerns you, call your insurance professional.

Ask the question.

Get an actual answer.

Property Location Can Affect More Than Wildfire Coverage

Different properties can create different insurance considerations.

Maybe you're looking near water.

Maybe the property has a slope.

Maybe there's something unusual about the construction.

Maybe the lender identifies additional coverage it requires.

Maybe the property is in an area where your insurance professional wants to investigate something further.

This is why I don't want to tell you:

“Insurance should be about $X.”

That's not my lane.

I want the person actually writing the policy to give you that information.

The Home Inspection and Insurance Review Are Different

Your home inspector isn't your insurance agent.

Your insurance agent isn't your home inspector.

And I'm neither one.

Each person has a different role.

The inspector is helping you understand the physical condition of the property within the scope of the inspection.

The insurance professional is evaluating coverage and underwriting.

Your lender is evaluating the financing.

I'm helping you navigate the real estate transaction and make sure we're asking the right questions at the right time.

When everyone stays in their lane, you get better information.

Don't Wait for the Inspection to Think About Insurance

This is especially important if our contract gives you only a short period to apply for insurance.

You don't necessarily need to wait for the inspection to be completely finished before making the initial call.

In fact, I would rather get the insurance process moving and then update the insurance professional if the inspection reveals something relevant.

Remember, under the current Washington Form 22VV boilerplate, the default application period is five days after mutual acceptance unless the parties write something different into the contract.

That timeline can overlap with everything else we're doing.

What Happens If You Can't Get Acceptable Insurance?

This is where the signed contract matters.

The current Form 22VV contains a homeowners insurance contingency with specific requirements and deadlines.

Under the current boilerplate, the contingency is deemed satisfied unless the buyer gives notice within 15 days after mutual acceptance, if another number isn't written into the form, that after a good-faith effort the buyer is unable to obtain the applicable insurance binder or binders on the terms established in the addendum.

The 2026 form also contains documentation requirements related to a termination under that contingency.

I'm intentionally not going to turn this article into instructions for terminating a real estate contract.

If this happens during your purchase, we're looking directly at your signed agreement, your deadlines and your particular circumstances.

If there's a legal question, you should talk with an attorney.

The Insurance Contingency Can Protect More Than the Lender

I think this is worth emphasizing.

A buyer may think:

“If my lender is willing to fund the loan, I guess the insurance is fine.”

But I want you looking at the actual policy being offered.

What's the premium?

What's the deductible?

What coverage are you buying?

What isn't covered?

Are there exclusions you need explained?

Are additional policies or endorsements being recommended?

Those are questions for your licensed insurance professional.

The cheapest policy isn't automatically the best policy.

And the fact that something satisfies a lender doesn't automatically mean you've personally evaluated whether you're comfortable with it.

Scenario: The Insurance Quote Is Much Higher Than Expected

Let's say you're buying a $450,000 home.

You've been working with your lender and have a payment you're comfortable with.

Then you get the insurance quote.

It's substantially higher than the estimate you were using.

Now what?

First, talk with your insurance professional.

Why is it higher?

Is it something about the property?

Something about the coverage?

The deductible?

Your individual insurance profile?

Can they explain the options?

Maybe you get another quote.

Maybe the number ultimately works fine.

Maybe it changes how you feel about the monthly payment.

The important part is that we're learning this while you still have time to make informed decisions under your contract, not the afternoon before closing.

Scenario: The Roof Creates an Insurance Problem

Suppose we find a house you love.

The roof is older.

During the inspection, you learn more about its condition.

Then your insurance professional tells you the roof creates an underwriting issue for the policy you're trying to obtain.

Now we have information.

What happens next depends on the property, the insurance company, the contract and what options are available.

Maybe another carrier views it differently.

Maybe there's a conversation about the roof.

Maybe the numbers no longer work for you.

I don't know the answer until we have the facts.

But I would much rather discover the issue early.

Scenario: Everything Is Fine

This happens too.

You make an offer.

We reach mutual acceptance.

You contact your insurance professional immediately.

They review the property.

The quote is reasonable.

The coverage works for you.

Your lender has what it needs.

Great.

One more major part of the transaction is moving forward.

Not every insurance conversation becomes a problem.

The goal is simply to know instead of assume.

Should You Shop Around for Homeowners Insurance?

That's up to you.

The Washington Office of the Insurance Commissioner encourages consumers to compare insurance options.

Different insurers can have different underwriting standards, premiums and coverage options.

If you want multiple quotes, start early enough to actually get them.

Waiting until closing is around the corner doesn't give you much breathing room.

Don't Shop on Price Alone

A lower premium can look great.

But I want you asking what you're actually getting.

What's the deductible?

What are the coverage limits?

How is replacement cost handled?

What exclusions apply?

What happens with certain types of water damage?

What additional coverage might you need?

Those are insurance questions, so ask your insurance professional.

You're buying protection for what may be the largest asset you own.

Understand what you're buying.

Common Mistakes Tri-Cities Buyers Make With Homeowners Insurance

One mistake is waiting until the lender asks for proof of insurance.

Another is assuming the seller's insurance cost will be the buyer's insurance cost.

Another is using an estimated insurance number when deciding whether a monthly payment is comfortable and never replacing it with a real quote.

Another is assuming the home inspection tells you whether an insurance company will insure the property.

Another is assuming that because one insurer has an issue, every insurer will respond identically.

Another is focusing only on the premium while ignoring deductibles and coverage.

And another is forgetting that your purchase agreement may contain specific insurance deadlines.

Know your dates.

When Should I Call My Insurance Professional?

If you're seriously considering a property and something about it already makes you wonder about insurance, I don't have a problem with you making that call before we write the offer.

Once we're under contract, I want you moving quickly.

If we're using the current Washington Homeowner Insurance Addendum with its default language, the buyer has five days after mutual acceptance to make the insurance application unless we've negotiated a different period.

I don't want Day 5 to be the day you remember you were supposed to call.

FAQ: Homeowners Insurance When Buying in Tri-Cities, WA

Do I need homeowners insurance before closing on a house?

If you're financing the purchase, your lender will generally require homeowners insurance before funding the loan. Your lender and insurance professional can tell you exactly what's required for your transaction.

How soon should I apply for homeowners insurance after my offer is accepted?

Look at your signed purchase and sale agreement. Under the current February 2026 NWMLS Form 22VV boilerplate, the buyer has five days after mutual acceptance to make the applicable insurance application if a different number isn't filled in.

Does the Washington insurance contingency give me 15 days?

The current Form 22VV boilerplate provides 15 days after mutual acceptance for the buyer to give the required notice after a good-faith effort if the applicable binder or binders can't be obtained on the terms established in the addendum, unless the parties fill in a different period. Your actual signed contract controls.

Can an old roof make a house harder to insure?

Roof age and condition can affect an insurer's underwriting decision. Don't assume what a particular company will do. Ask a licensed insurance professional to evaluate the actual property.

Does wildfire risk affect homeowners insurance in Washington?

It can. The Washington Office of the Insurance Commissioner identifies wildfire risk, location, vegetation, building materials and other factors as things insurers may consider when determining coverage and pricing.

Should I get an insurance quote before making an offer?

It can make sense when you're seriously considering a property and there are characteristics that may affect insurance availability or cost. Otherwise, I want the insurance process started promptly after mutual acceptance so you can meet the deadlines in your contract.

Is my REALTOR® the person who tells me whether a house is insurable?

No. I can help you recognize when we should be asking insurance questions and help you track the real estate contract deadlines. A licensed insurance professional should advise you about availability, premiums, deductibles and coverage.

Put Insurance on Your Homebuying Checklist Earlier

Homeowners insurance isn't the most exciting part of buying a house.

I get it.

When we walk into a house you love, you're probably not standing in the kitchen thinking:

“I wonder what my insurance deductible will be.”

You're imagining your furniture.

You're looking at the backyard.

You're deciding whether the kitchen works.

You're figuring out whether this could be home.

That's normal.

My job is to also think about the things that aren't as exciting.

The inspection.

The roof.

The monthly payment.

The appraisal.

The contract deadlines.

And yes, the insurance.

I'm Kim Feliciano, a REALTOR® in the Tri-Cities helping buyers and sellers in Richland, Kennewick, Pasco, West Richland and Benton City.

I don't need you to become an insurance expert before buying a house.

I want you to bring the right professional into the conversation early enough to understand what you're buying and what it's actually going to cost you.

Because discovering that information five days after mutual acceptance is manageable.

Discovering it five hours before closing is a completely different problem.

Book a time with me here.

Kim Feliciano
Tri-Cities, WA REALTOR®

Helping buyers and sellers navigate the housing market in:

Richland
Kennewick
Pasco
West Richland
Benton City

Website: www.heykimfeliciano.com
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