[MassHistPres] YES, THIS IS A HUGE PROBLEM

[Jennifer Doherty]

Leo is getting at the issue - when I was at MHC and would hear from
homeowners, I learned that many insurance companies misunderstand historic
designations (or even lack thereof, in the case of MACRIS). They are under
the impression that repairs or replacement of "historic" buildings requires
a 1:1 replacement. So, your 1760 house needs replacement clapboards from
1760. Your 1820 total loss needs to be fully replaced by an 1820 house.

Which we all know is certainly not the case, against preservation best
practice, and likely completely infeasible!

To the point about the Division of Insurance: they cannot compel an
insurance company to insure a building, but they've said they are
interested in hearing from property owners when there are insurance-related
issues. So it may be worth getting in touch with them if you are
experiencing issues.

Jenn


Jennifer B. Doherty
Preservation Planner
Barrett Planning Group LLC
350 Lincoln Street, Ste 2503
Hingham, MA 02043
Office: (781) 934-0073
Cell: (508) 209-7443
jenn at barrettplanningllc.com
www.barrettplanningllc.com

On Tue, Jul 1, 2025, 7:13 PM Leo via MassHistPres <masshistpres at cs.umb.edu>
wrote:

> This discussion makes me think of a conversation I had almost 30 years ago
> with my insurance agent (who is also my cousin).
>
> It was during our discussion of 'replacement value' of the house. He
> wanted to make me aware that given the existing formulas for determining
> replacement value, where insurance companies calculate such metrics as
> square footage, form etc., in the event of a catastrophic loss, I would in
> no way be getting a replacement for what I currently had, which was a
> historic house made up of historic materials and constructed using early
> 19th- century methods.
>
> He mentioned there were in fact policies around that would literally move
> another old house to your site in case you lose your house. He also
> mentioned (I think) you could stipulate it was built using certain
> materials and methods, but this was all going to cost you. Chubb Insurance
> I believe offered such policies.
>
> Is it possible this in any way is affecting insurance companies' decision
> to stop covering historic houses? Have they just decided it's not worth a
> discrepancy in value that they confront with each application? Or is their
> a higher level of loss associated with older homes?
>
> This is terrible news to hear. Hopefully it can be turned around somehow.
>
> Leo Greene
> Andover Preservation Commission
>
> On Tue, Jul 1, 2025, 8:35 AM michael.weishan--- via MassHistPres <
> masshistpres at cs.umb.edu> wrote:
>
>> Hello folks!
>>
>> Yes, this insurance coverage issue is a huge problem. I live in an
>> historic home in Southborough, and have three times over the last five
>> years been denied coverage. Each time, this is a huge hassle, and twice I
>> have had to switch carriers at increased cost simply because I have a date
>> marker on my home. (Southborough has no historic district regulations.)
>> This is a deadly dissuasion on the part of insurance companies for historic
>> preservation, and really needs to be addressed on a state wide level. I get
>> that the insurance industry is suffering huge losses due to climate change.
>> Boo hoo. Stop insuring 10-million dollar houses on ocean sand dunes, and
>> leave owners of historic houses 20 miles inland at 500 feet of elevation
>> without a single claim in 30 years alone!!! Seriously! Historic homeowners
>> are not the problem/solution, and we need some legislation that says it is
>> illegal to discriminate against owners of historic homes simply because
>> they live in an old house.
>>
>>
>>
>> Michael Weishan
>> President, Southborough Historical Society, Southborough MA
>> www.southboroughhistory.org
>> 617.633.3136
>>
>> The Southborough Historical Society is a 501(c)3 U.S public
>> charity dedicated to expanding and updating the humanities in Southborough
>> and beyond. Your contributions to the Society are deductible to the extent
>> allowed by law.
>>
>>
>> FOR REFERENCE:
>>
>>
>> Send MassHistPres mailing list submissions to
>> masshistpres at cs.umb.edu
>>
>> To subscribe or unsubscribe via the World Wide Web, visit
>> https://mailman.cs.umb.edu/listinfo/masshistpres
>> or, via email, send a message with subject or body 'help' to
>> masshistpres-request at cs.umb.edu
>>
>> You can reach the person managing the list at
>> masshistpres-owner at cs.umb.edu
>>
>> When replying, please edit your Subject line so it is more specific
>> than "Re: Contents of MassHistPres digest..."
>>
>>
>> Today's Topics:
>>
>>   1. Re: Home insurance on NR listed properties (Joyce Anderson)
>>   2. Re: Home insurance on NR listed properties
>>      (Steinitz, Michael @ SEC)
>>
>>
>> ----------------------------------------------------------------------
>>
>> Message: 1
>> Date: Mon, 30 Jun 2025 07:46:04 -0400
>> From: Joyce Anderson <jabanderson at gmail.com>
>> To: "Johnstone, Michelle" <JohnstoneM at worcesterma.gov>
>> Cc: Masshistpres <MassHistPres at cs.umb.edu>, Thomas P Kokernak
>> <tom at brookstation.net>, Larry Todd <singdt45 at gmail.com>
>> Subject: Re: [MassHistPres] Home insurance on NR listed properties
>> Message-ID: <01BB2A04-2762-4F63-9F45-36EF71012E32 at gmail.com>
>> Content-Type: text/plain; charset="utf-8"
>>
>> Hello Michelle,
>> We had a case in Princeton where the exact same thing happened to someone
>> living in a house on the National Register of Historic Places in East
>> Princeton. I know the owner of the house tried to convince his insurance
>> company that there were no restrictions but I do not know what the outcome
>> of the conversation was. I would certainly be happy to look into it if you
>> would like. This is certainly going to hurt commissions who work so hard to
>> seek NHR listings for properties.
>> Joyce Anderson
>> Princeton Historical Commission
>>
>> On Jun 27, 2025, at 2:17 PM, Johnstone, Michelle via MassHistPres <
>> masshistpres at cs.umb.edu> wrote:
>>
>> Happy Friday, Preservationists 😊
>>
>> Here in Worcester, we have been noticing an uptick in complaints from
>> owners (particularly new buyers) of NR-listed buildings related to their
>> inability, in some cases, to find an insurance company to cover them at
>> all, and in other cases, rates being exorbitantly expensive (like in the
>> $400/MONTH range). Is this something that a lot of you are seeing in your
>> communities as well? I’m not sure what it is about National Register
>> listing that has become their sticking point, because the NR is an honorary
>> program only under most circumstances.
>>
>> Does anyone know of any insurers that regularly provide insurance
>> regardless of NR listing, and at a reasonable price? Also interested in if
>> anything is being doing to address this issue.
>>
>> Best,
>>
>> Michelle H. Johnstone
>> Senior Preservation Planner
>> Executive Office of Economic Development | Planning & Regulatory Services
>> Division
>> City of Worcester | 455 Main Street, Rm 404, Worcester, MA 01608
>> P: 508-799-1400 x31410
>> C: 774-622-0695
>> E: johnstonem at worcesterma.gov <mailto:johnstonem at worcesterma.gov
>> <johnstonem at worcesterma.gov>>
>> www.worcesterma.gov <http://www.worcesterma.gov/>
>>
>> _______________________________________________
>> MassHistPres mailing list
>> MassHistPres at cs.umb.edu <mailto:MassHistPres at cs.umb.edu
>> <MassHistPres at cs.umb.edu>>
>> https://mailman.cs.umb.edu/listinfo/masshistpres
>>
>>
>> -------------- next part --------------
>> An HTML attachment was scrubbed...
>> URL: <
>> http://mailman.cs.umb.edu/pipermail/masshistpres/attachments/20250630/682499e5/attachment-0001.html
>> >
>>
>> ------------------------------
>>
>> Message: 2
>> Date: Mon, 30 Jun 2025 14:04:02 +0000
>> From: "Steinitz, Michael @ SEC" <Michael.Steinitz at sec.state.ma.us>
>> To: "Haley, Ben @ SEC" <Ben.Haley at sec.state.ma.us>,
>> "masshistpres at cs.umb.edu" <masshistpres at cs.umb.edu>
>> Subject: Re: [MassHistPres] Home insurance on NR listed properties
>> Message-ID: <3abe536c7ff549bbb0e99918f6f21ab6 at sec.state.ma.us>
>> Content-Type: text/plain; charset="utf-8"
>>
>> Every week or so we are contacted by another historic homeowner who has
>> gotten a notice of cancellation from their insurer.  Some insurers appear
>> to  have discovered the MACRIS database, and seem to be dropping policies
>> if they find a record there, regardless of whether or not there is a
>> National  Register designation.  So in addition  to the memo on National
>> Register properties, MHC has also prepared the attached memo regarding
>> properties in the statewide Inventory in relation to insurance to help
>> those property owners in responding to their insurer’s concerns.   Again,
>> this is a national issue, exacerbated by a very challenging property
>> insurance environment, with historic properties in general already being
>> considered less desirable to insure, and insurers looking for any ways to
>> reduce their exposure to perceived  risk.
>>
>> Michael
>>
>> Michael Steinitz
>> Deputy State Historic Preservation Officer
>> Director, Preservation Planning Division
>> Massachusetts Historical Commission
>> 220 Morrissey Blvd
>> <https://www.google.com/maps/search/220+Morrissey+Blvd+Boston+MA+02125?entry=gmail&source=g>
>> Boston MA 02125
>> <https://www.google.com/maps/search/220+Morrissey+Blvd+Boston+MA+02125?entry=gmail&source=g>
>> 617-727-8470
>> 617-727-5128 (fax)
>> michael.steinitz at sec.state.ma.us<mailto:michael.steinitz at sec.state.ma.us
>> <michael.steinitz at sec.state.ma.us>>
>>
>> From: MassHistPres <masshistpres-bounces at cs.umb.edu> On Behalf Of Haley,
>> Ben @ SEC via MassHistPres
>> Sent: Monday, June 30, 2025 9:13 AM
>> To: masshistpres at cs.umb.edu
>> Subject: Re: [MassHistPres] Home insurance on NR listed properties
>>
>> This is an issue occurring across the country with increasing frequency.
>> A couple of years ago the MHC developed the attached memorandum to provide
>> to property owners and/or insurance companies. The National Trust hosted a
>> webinar on the subject in 2024 (see
>> https://savingplaces.org/stories/insuring-historic-properties-qa<https://urldefense.com/v3/__https:/savingplaces.org/stories/insuring-historic-properties-qa__;!!O9h35Ks8fCsF!GuxRb8N9Zr_j_UEuMwZfIz-Y4i93B3Em9tGTC-HKfaXpA9E9bp3_fZsvPoHKz6mVBu3vhpALEOUFi3AG0q3mpt9M-7Y3jJ2ODiYx9g$>
>> ).
>>
>> Ben Haley
>> National Register Director
>> Massachusetts Historical Commission
>> 220 Morrissey Blvd.
>> <https://www.google.com/maps/search/220+Morrissey+Blvd.+Boston,+MA+02125?entry=gmail&source=g>
>> Boston, MA 02125
>> <https://www.google.com/maps/search/220+Morrissey+Blvd.+Boston,+MA+02125?entry=gmail&source=g>
>> Ph: 617-727-8470
>> Fax: 617-727-5128
>> www.sec.state.ma.us/mhc<http://www.sec.state.ma.us/mhc>
>> ben.haley at sec.state.ma.us<mailto:ben.haley at sec.state.ma.us
>> <ben.haley at sec.state.ma.us>>
>>
>> Please be advised that the Massachusetts Secretary of State considers
>> e-mail to be a public record, and therefore subject to public access under
>> the Massachusetts Public Records Law,M.G.L. c. 66 § 10.
>>
>> From: MassHistPres <masshistpres-bounces at cs.umb.edu<
>> mailto:masshistpres-bounces at cs.umb.edu <masshistpres-bounces at cs.umb.edu>>>
>> On Behalf Of Johnstone, Michelle via MassHistPres
>> Sent: Friday, June 27, 2025 2:18 PM
>> To: MassHistPres at cs.umb.edu<mailto:MassHistPres at cs.umb.edu
>> <MassHistPres at cs.umb.edu>>
>> Subject: [MassHistPres] Home insurance on NR listed properties
>>
>> Happy Friday, Preservationists 😊
>>
>> Here in Worcester, we have been noticing an uptick in complaints from
>> owners (particularly new buyers) of NR-listed buildings related to their
>> inability, in some cases, to find an insurance company to cover them at
>> all, and in other cases, rates being exorbitantly expensive (like in the
>> $400/MONTH range). Is this something that a lot of you are seeing in your
>> communities as well? I’m not sure what it is about National Register
>> listing that has become their sticking point, because the NR is an honorary
>> program only under most circumstances.
>>
>> Does anyone know of any insurers that regularly provide insurance
>> regardless of NR listing, and at a reasonable price? Also interested in if
>> anything is being doing to address this issue.
>>
>> Best,
>>
>> Michelle H. Johnstone
>> Senior Preservation Planner
>> Executive Office of Economic Development | Planning & Regulatory Services
>> Division
>> City of Worcester | 455 Main Street, Rm 404, Worcester, MA 01608
>> P: 508-799-1400 x31410
>> C: 774-622-0695
>> E: johnstonem at worcesterma.gov<mailto:johnstonem at worcesterma.gov
>> <johnstonem at worcesterma.gov>>
>> www.worcesterma.gov<
>> https://urldefense.com/v3/__http:/www.worcesterma.gov/__;!!O9h35Ks8fCsF!BTD_4i2UwH8wqiZ2PYbjUOIcaP5n1gjqo7XnErlfUT9jgJgnE1n3niOwsivRYvS-VUfuJCLuff3BNdAqUqxeu1OkP5_xM6Pc$
>> >
>>
>> -------------- next part --------------
>> An HTML attachment was scrubbed...
>> URL: <
>> http://mailman.cs.umb.edu/pipermail/masshistpres/attachments/20250630/bf14684b/attachment.html
>> >
>> -------------- next part --------------
>> A non-text attachment was scrubbed...
>> Name: Memo Insurance and Inventory Forms FINAL.pdf
>> Type: application/pdf
>> Size: 127621 bytes
>> Desc: Memo Insurance and Inventory Forms FINAL.pdf
>> URL: <
>> http://mailman.cs.umb.edu/pipermail/masshistpres/attachments/20250630/bf14684b/attachment.pdf
>> >
>>
>> ------------------------------
>>
>> Subject: Digest Footer
>>
>> _______________________________________________
>> MassHistPres mailing list
>> MassHistPres at cs.umb.edu
>> https://mailman.cs.umb.edu/listinfo/masshistpres
>>
>>
>> ------------------------------
>>
>> End of MassHistPres Digest, Vol 90, Issue 42
>> ********************************************
>>
>>
>>
>>
>>
>> _______________________________________________
>> MassHistPres mailing list
>> MassHistPres at cs.umb.edu
>> https://mailman.cs.umb.edu/listinfo/masshistpres
>>
> _______________________________________________
> MassHistPres mailing list
> MassHistPres at cs.umb.edu
> https://mailman.cs.umb.edu/listinfo/masshistpres
>
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://mailman.cs.umb.edu/pipermail/masshistpres/attachments/20250701/5da4a6ec/attachment-0001.html>