Beyond the Deed | Episode 1 Recap

Insurance has quietly become one of the biggest dealbreakers in real estate transactions—especially for homebuyers and agents who treat it as a last-minute item. In today’s market, insurance is no longer just a requirement at closing. It’s a high-risk variable that can derail deals, inflate costs, and delay timelines.

That reality is the focus of episode one of Beyond the Deed, the new podcast from Universal Title hosted by CEO David K. Mason. In this premiere episode, David sits down with John Lewis, Senior Vice President at Holden & Company Insurance, to unpack how the insurance landscape has changed and what real estate professionals need to do differently moving forward.

One of the biggest changes? Timing.

Most buyers don’t start thinking about homeowners insurance until just before closing, but that’s become a major risk. According to Lewis, “That’s a pretty typical call we get—moments before the closing.” In today’s insurance market, policies are no longer quick to issue. Carriers are asking more detailed questions and enforcing stricter underwriting guidelines.

For agents and buyers alike, this means waiting until the last minute can lead to unexpected premium spikes, policy denials, or missed closing deadlines.

Rising homeowners insurance premiums are also playing a growing role in affordability. Premium increases of 20–25% are becoming common—even in lower-risk markets like Northern Virginia and the D.C. metro area. Much of that is driven by changes in reconstruction costs. Buyers often assume they’re insuring a home based on what they paid—but insurance carriers are pricing policies based on what it would cost to rebuild that home today. With labor and material costs rising, replacement values have jumped dramatically.

As John explained in the episode, “It’s not just the rate going up—it’s the insurance company saying the value we put on your home isn’t high enough anymore.”

This misalignment between market value and reconstruction cost is especially confusing for first-time homebuyers—and a growing point of friction between lenders, insurance companies, and buyers.

There’s also the broader impact of national disasters. Wildfires, hurricanes, and billion-dollar weather events across the country are forcing carriers to tighten underwriting standards everywhere—not just in high-risk areas. Entire states are seeing insurers pull out, and the ripple effect is being felt in real estate markets nationwide.

Another key takeaway from the episode is the growing list of insurance requirements that used to be optional but are now non-negotiable. Roof age, updated HVAC systems, water leak detectors, and home security systems are now common underwriting requirements. If those features aren’t already in place, buyers may be forced to install them within 30 days or risk having their policy canceled post-closing.

The solution? Start the insurance process earlier.

Real estate agents should be advising clients to get insurance quotes and talk to a broker as soon as a contract is ratified—not the week before settlement. Online quote tools can’t account for the complexities of modern underwriting. Brokers can shop across multiple carriers, assess real risks, and identify cost-saving opportunities without compromising coverage.

As the episode makes clear, homeowners insurance is now one of the most important parts of the homebuying process—and one of the least understood. It directly impacts closing timelines, affordability, and long-term protection. The more proactive buyers and agents can be, the better positioned they’ll be to navigate this evolving piece of the real estate puzzle.