Question 1

How much is landlord insurance in St. George, Utah?

Accepted Answer

Most St. George landlords pay $65–$180 per month for a DP-3 policy on a single-family rental, with condo rentals starting closer to $45/month and larger Desert Color or Divario homes landing at $120–$215. Price is driven mostly by Coverage A (rebuild cost, not the Zillow value), the deductible, whether you carry loss of rents, and how close the property sits to the wildland interface on the west and north edges of the county.

Question 2

What is a DP-3 policy, and how is it different from St. George homeowners insurance?

Accepted Answer

A DP-3 is the dwelling-fire form written for a property you own but don't live in. It looks like an HO-3 on the building side — open-peril, replacement-cost dwelling coverage — but it swaps out the parts an owner-occupant needs. You lose most contents coverage and personal liability worldwide; you gain loss of rents, landlord liability at the rental address, and coverage for the appliances and furnishings you supply. Leaving a rental on a standard homeowners policy is the single most common mistake we correct in Washington County: the carrier can deny the claim outright once they learn the insured never occupied the home.

Question 3

Is landlord insurance required for a St. George, Utah rental property?

Accepted Answer

Utah law doesn't require it. Your lender does. Every mortgage on a St. George rental property requires dwelling coverage at replacement cost with the lender listed as mortgagee, and most now verify annually. If you own the property free and clear, insurance is optional in the legal sense and reckless in the practical sense — a kitchen fire in a Little Valley rental is a $300K+ rebuild plus a year of lost rent.

Question 4

Does St. George landlord insurance cover loss of rent while the unit is repaired?

Accepted Answer

Yes, when you carry the Fair Rental Value coverage — and it's the endorsement landlords underinsure most. If a covered loss makes the unit uninhabitable, the policy pays your rental income during the repair period, typically for up to 12 months. In St. George that matters because rebuild timelines have been running six to nine months on anything structural. We usually set the limit at 12 months of actual rent, not the carrier's default 10% of Coverage A.

Question 5

Does my St. George landlord policy cover my tenant's belongings?

Accepted Answer

No. Your DP-3 covers the building, your appliances and furnishings, your liability, and your rental income. Everything the tenant owns is theirs to insure through a renters policy. Requiring renters insurance in the lease is the cheapest risk transfer available to a St. George landlord — it's $12–$22 per month for the tenant and it moves their fire, theft, and water-damage claims off your policy. See our page on renters insurance in St. George for what to write into the lease.

Question 6

Should I require tenants to carry renters insurance in St. George?

Accepted Answer

Yes, and name yourself as an additional interest so you get notified if the policy lapses. A tenant's HO-4 carries $100K–$300K of personal liability, which means a grease fire or an overflowed tub gets paid by their carrier before yours ever sees the claim. Landlords who require it see fewer subrogation fights and fewer surcharges on their own loss history.

Question 7

Do I need a different policy for an Airbnb or VRBO in St. George?

Accepted Answer

Almost always yes. A DP-3 is written for a long-term lease; nightly rental is a business activity most dwelling-fire carriers exclude or non-renew when they find it. Depending on how often you rent, the fix is a hospitality/home-sharing endorsement or a true commercial short-term rental policy. St. George and Washington City also license nightly rentals only in specific overlay zones, so the policy has to match what the city actually permitted.

Question 8

How much liability coverage should a St. George landlord carry?

Accepted Answer

We start at $500,000 per occurrence on the DP-3 and recommend a $1M–$2M personal umbrella on top once you own two or more doors. Landlord liability claims in St. George cluster around pool and hot-tub injuries, stair and deck failures, and dog bites by a tenant's animal. An umbrella is roughly $18–$30 per month and sits over every rental plus your personal auto.

Question 9

Can I insure multiple St. George rental properties on one policy?

Accepted Answer

Yes. Once you're past two or three doors we usually move owners to a scheduled dwelling program that lists every property on a single policy with one renewal date, one deductible structure, and one bill. It's simpler than juggling five DP-3s and generally cheaper per door. If the properties are held in an LLC, the LLC goes on as named insured with you as additional insured.

Question 10

Should my rental property be in an LLC, and how does that affect insurance?

Accepted Answer

That's a question for your attorney and CPA, but from the insurance side it's straightforward: whoever holds title must be the named insured. If you deeded a Washington Fields rental into an LLC and the policy still says your personal name, a large claim gives the carrier a clean coverage defense. Tell us the exact entity name on the deed and we'll match it — there's no extra premium for doing it right.

Question 11

Does St. George landlord insurance cover damage caused by tenants?

Accepted Answer

Accidental damage from a covered peril — a tenant's cooking fire, a burst supply line — is covered subject to your deductible. Deliberate vandalism by a tenant is covered only if you carry the vandalism and malicious mischief endorsement, which many dwelling-fire policies restrict on units vacant more than 30 or 60 days. Ordinary wear, pet scratches, and neglect are never insurance claims; that's what the security deposit exists for.

Question 12

Does a St. George rental need flood insurance?

Accepted Answer

Depends on the parcel. Most St. George rentals sit outside mapped flood zones, but properties along the Virgin River, Fort Pierce Wash, and the Santa Clara River corridor do fall in Zone A or AE, and a DP-3 excludes flood everywhere. We pull the flood determination on your address before quoting, and where it's needed a private flood policy usually beats NFIP pricing for a rental.

Question 13

Can I get a St. George landlord insurance quote the same day?

Accepted Answer

Yes. Send us the property address, the year built, square footage, roof age, the current lease amount, and the entity on the deed, and we can usually return quotes from three to five carriers the same business day. Kip works out of our office at 230 N 1680 E in St. George and can meet in person if the property is unusual, mid-renovation, or currently vacant.

Rental property	Typical premium	What's driving it
Condo / townhome rental (Dixie Downs, Bloomington)	$45 – $85/mo	DP-3 walls-in plus liability; HOA master policy covers the shell
Single-family rental, 1,600 sq ft (Little Valley, Washington Fields)	$78 – $140/mo	Replacement cost dwelling, loss of rents, $500K liability
Newer single-family rental, 2,600+ sq ft (Desert Color, Divario)	$120 – $215/mo	Higher Coverage A; wildland interface pricing on some ZIPs
Duplex or 4-plex	$135 – $290/mo	Per-building dwelling limit and stacked loss-of-rents
Short-term rental (Airbnb / VRBO)	$140 – $340/mo	Needs a hospitality endorsement or commercial policy — not a DP-3 alone

Landlord Insurance in St. George, Utah

What Washington County landlords pay by property type

How we build a St. George landlord policy

Dwelling at rebuild cost, not market value

Loss of rents sized to the lease

Liability plus an umbrella

The three mistakes we fix most often

A local agent for local rental property

Landlord insurance questions, answered

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