Underinsurance: what it is and how to avoid it
Get the right amount of home insurance and protect yourself from costly surprises.
When disaster strikes, the last thing you want to discover is that your insurance doesn’t stretch far enough. Underinsurance is very common in Australia and most people don’t know they are underinsured. And it can leave you significantly out of pocket when you make a claim.
The good news is that a few simple checks can help make sure you have the right amount of home and contents insurance cover.
What is home underinsurance?
Underinsurance means your insurance won’t cover the full cost to rebuild, repair or replace what you’ve lost.
Imagine your home, 2 Smith St, costs $600,000 to rebuild, but you’re only insured for $400,000. That means you’re underinsured by 33%. What would happen if you needed to make a claim? You wouldn't be covered for the whole loss.
The actual effect of the 33% underinsurance will depend on the insurance policy’s “coinsurance” (also known as “averaging”) clause. Most policies have a coinsurance clause that applies whenever there is underinsurance below 80% - 90%. It’s important to check yours!
Coinsurance/averaging clauses limit the insurer's liability on claims to the proportion of the replacement value that has been insured. The limitation applies to all claims under the policy, not just total loss or complete rebuild.
Example 1 - partial damage requiring repairs: 2 Smith St’s garage is damaged by a tree falling from a neighbour’s property. The repairs cost $15,000. You claim the $15,000 but the insurer is only required to pay you the proportion of the loss that you’re insured for. Because you’re 33% underinsured, the insurer will pay only 67% ($10,000) of the $15,000 garage repair costs, leaving you liable to pay $5,000 for the repairs.
Example 2 - total loss requiring rebuild: 2 Smith St is destroyed and will cost $600,000 to rebuild. You make a claim for the full $400,000 policy amount. The insurer will apply the coinsurance/averaging clause and the payout will be reduced by the underinsurance proportion (33%). That means the insurer will pay you only $268,000 (67% of $400,000) towards your $600,000 rebuild.
Underinsurance doesn’t just apply to your home building insurance. It can also affect your contents insurance – for things like furniture, appliances, clothes and personal items – if your cover isn’t enough to replace them.
Even a small gap can make a big difference after a storm, flood or fire. It’s smart to check and update your cover often.
What causes underinsurance?
Underinsurance can creep up on you and leave you with less protection than you expect. Some of the most common causes include:
Not reviewing your insurance cover often enough
Your home and contents can change over time – from renovations to new furniture and appliances. If you don’t review the amount of insurance cover you have regularly, it may no longer reflect what you own.
Guessing how much to insure for
Your home and contents can change over time – from renovations to new furniture and appliances. If you don’t review the amount of insurance cover you have regularly, it may no longer reflect what you own.
Using market value instead of rebuild cost
Your home’s market value includes the land. Insurance is about the cost to rebuild. These numbers can be very different, and rebuild costs often rise faster.
Not increasing your insurance cover after renovations
A new kitchen, deck or extension can increase the rebuild cost of your home. If you don’t update your policy, your insurance won’t reflect these changes.
Rising building costs and inflation
Even if nothing changes at home, things like inflation or high demand for trades can quickly push up rebuild costs. If your sum insured stays the same, it may fall behind the real cost to rebuild.
Missing extra costs
It’s easy to focus only on rebuild costs. But extra expenses like demolition, site clean-up, asbestos removal, council fees, architect and surveyor services, and temporary accommodation can add up fast. If they’re not included, your cover may fall short.
Forgetting about contents
It’s easy to underestimate how much your belongings are worth. Furniture, clothes, electronics and personal items add up quickly, especially if you’ve upgraded over time.
Underinsurance if you make a claim
Underinsurance can make a tough time even harder. If disaster strikes and you need to claim, your insurance payout might not cover everything.
Here’s what that can mean:
Paying the gap yourself. If your insurance doesn’t fully cover all the rebuild or replacement costs, you’ll have to cover the shortfall.
Getting a smaller payout. Most policies only pay a proportion of your claim when you’re underinsured. This will apply to all claims and not just those that total above the insured amount.
Settling for less. You may need to rebuild a smaller home, use cheaper materials, or replace belongings with cheaper alternatives.
Waiting longer to recover. If you don’t have enough money to rebuild or replace straight away, delays can slow your return to normal life.
The bottom line: if your cover falls short, your insurance won’t go as far as you might expect, right when it matters most.
How to work out how much insurance cover you need
The best way to avoid underinsurance is to make sure your cover matches the real cost to rebuild your home and replace your belongings. These costs can change over time, so review your cover often.
Here are some simple ways to check your cover:
Use an online calculator. These tools give a better estimate than rough guesses. The Insurance Council of Australia’s calculators are a good place to start.
Include extra costs. Don’t forget things like demolition, site clean-up, temporary accommodation, council fees, and professional services. These can add up fast.
Review annually. Check your cover every year, and after any renovations or big purchases. Building costs are always rising, so a set amount may no longer be enough.
Ask a professional. If your house is unusual, you might seek professionals to help you estimate the rebuild cost. Builders, quantity surveyors, or valuers can tell you current rebuild costs, including materials and labour.
A quick review now can save you a lot of stress and money later if disaster strikes.
How to choose the right insurance
After you work out how much cover you need, find a policy that suits your home and budget.
When you compare policies, look at:
What’s covered (and what’s not). Check the exclusions, especially for floods and fires.
The level of cover. See if the policy uses ‘sum insured’ (a set amount) or ‘total replacement’ (the full rebuild cost).
The excess. A higher excess usually means lower premiums, but you’ll pay more if you make a claim.
Premiums. Don’t just pick the cheapest policy. Make sure the cover gives you good protection for the price.
A little time spent now can give you peace of mind later.
Reproduced with the permission of ASIC’s MoneySmart Team. This article was originally published at https://moneysmart.gov.au/home-insurance/underinsurance-what-it-is-and-how-to-avoid-it
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