The lease requires coverage
Every resident must carry liability insurance for the duration of the lease.
Resident liability insurance that unlocks NOI for your portfolio.
How it works
A simple workflow with simpler administration.
There are a couple of different ways to implement a resident liability program. We'll help you choose the right one for your goals and help you implement it seamlessly.
Residents can satisfy the lease with their own policy. If they do not, the community program covers them.
The resident chooses a path
They either provide a qualifying renters insurance policy or join the community program.
Approved renters insurance policy
Proof submitted
The resident provides their policy.
Policy reviewed
We review the policy against your program standards.
No approved renters insurance policy
No proof submitted or policy denied
We automatically push a resident liability charge.
Liability coverage in force
Once the charge is posted, liability coverage is in force.
Claims are covered
The unit is compliant, and we monitor renters insurance policies to ensure they remain effective. Where we find lapsed coverage, we'll automatically push a resident liability charge.
You choose to buy liability coverage for everyone.
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There is no resident liability fee.
You may choose to add an unrelated community protection fee or other fee to the ledger, but it's not related to the resident liability program.
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01
Everyone is enrolled at move-in
Liability coverage is purchased for everyone when they take occupancy.
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02
Residents get renters insurance if they want coverage.
Renters insurance will cover their exposures in the event of a loss.
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03
Coverage is in force
The property is protected without collecting and reviewing outside policies.
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04
A loss is covered
When a resident-caused loss occurs, the program responds so the property is not left holding the claim.
Student housing
Resident liability programs built for by-the-bed leasing.
Student housing runs on individual leases, shared units and a move-in season that turns over most of a community at once. Our programs and software are set up for that operating model, not adapted from conventional multifamily.
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By the bed
Coverage tracked by the bed.
Enrollment, charges and compliance follow each individual lease, so one roommate's coverage status never depends on another's.
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Move-in season
Built for the fall move-in surge.
Policy verification and resident follow-up scale with the academic-year turnover, without adding work for site teams during their busiest weeks.
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Program economics
Economics modeled per bed.
Program pricing and projected NOI are modeled on bed count, so the numbers reflect how the portfolio actually leases.
Our Advantage
We deliver experienced, specialized service focused on your business.
Your program team
Resident liability programs succeed when specialists stay close to the portfolio. From structure and placement to administration, compliance and the day-to-day support property managers rely on, we make sure the right people stay involved.
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The right structure for your portfolio.
We help compare options before recommending what fits your economics and risk appetite.
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People who know your program.
You work with specialists who understand your operations and stay accountable for service.
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Support that takes work off your team.
Implementation, enrollment, compliance, reporting and training are handled by experienced experts.
Our Technology
The administrative work, handled by our software.
Our platform, HO4 Verify, connects policy verification, resident follow-up, ledger charges and reporting to the systems your communities already run, so property teams spend less time administering the program.
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PMS integrations
Connected to your systems.
Direct integrations with Yardi, Entrata, RealPage, Rent Manager and other major property management systems.
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Flexibility
Configured to your program.
Charge amounts, acceptance criteria, exemptions and resident messaging are set to match how your portfolio operates.
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Reporting
See your program clearly.
Track participation and program performance across the portfolio, region or property.
FAQ
Resident liability insurance, answered.
What is resident liability insurance?
Resident liability insurance covers damage residents accidentally cause to the property, such as a kitchen fire or an overflowing tub that damages the unit and the units around it. A resident liability program makes that coverage a lease requirement, so the property is not left absorbing the cost of resident-caused losses.
How is resident liability insurance different from renters insurance (HO4)?
Renters insurance (an HO4 policy) is bought by the resident and protects the resident, including their personal belongings and their own liability. A resident liability program protects the property owner against resident-caused damage. Residents who want coverage for their own belongings can still buy renters insurance.
Can residents use their own renters insurance policy?
Yes. In a standard program, residents can satisfy the lease requirement with a qualifying renters insurance policy. We review each policy against your program standards and monitor it for lapses. Residents without an approved policy are enrolled in the community program.
What is the difference between a standard program and buy on behalf?
In a standard program, residents either provide their own qualifying policy or are charged for the community program. In a buy on behalf program, the property purchases liability coverage for every resident at move-in, so there is no resident liability fee and no outside policies to collect and review.
How does a resident liability program generate NOI?
In a standard program, residents without their own qualifying policy pay a monthly resident liability charge on the ledger. That charge covers the premium and an administrative fee, and the program can be fully insured or written through a captive so the owner also retains underwriting profit.
Estimate your program economics
Do resident liability programs work for student housing?
Yes. Programs can be set up for multifamily, student housing and other residential portfolios, with enrollment, charges and economics tracked per unit or per bed.
Does the program integrate with our property management system?
Yes. Our software integrates with all major property management systems, including Yardi, Entrata, RealPage and Rent Manager, keeping lease data, compliance status and ledger charges current without a separate workflow.
See our integrations→Start here
See a resident liability program in action.
Our team will walk through program options, economics and implementation for your portfolio.