What Home Insurance Really Covers in Tennessee (and What It Doesn’t)
Tennessee families ask us this all the time! Below is a simple, skimmable guide to what a standard homeowners policy typically covers in Tennessee, what it does not, and the add‑ons smart families use to close the gaps. If you want help applying any of this to your home in Franklin, Knoxville, Chattanooga, or at the lake, our team at Holt Insurance is happy to review it with you.
The quick version
Covered most often:
Fire, wind, hail, theft/vandalism, and sudden, accidental water damage from inside the home.
Not covered unless you add it:
Flood from outside water, earthquakes, most sinkholes, sewer or sump backup, service lines, and high‑value items above sub-limits.
The 6 Standard Protections in a Homeowners Policy
Most Tennessee homeowners carry an HO‑3 or similar policy that bundles six parts. Limits and details vary by carrier.
“Many high‑value Tennessee homes are underinsured on Coverage A due to recent construction inflation. Ask for extended replacement cost or guaranteed replacement cost if available.”
What is Usually Covered in Tennessee?
Wind and hail*: Spring storms blow through the Cumberland Plateau and across Middle Tennessee. Roof damage from wind or hail is typically covered, subject to your wind or all‑perils deductible.
Lightning and power surge: Damage to electronics and HVAC from a lightning strike is typically covered.
Fire and smoke: From kitchen fires to chimney mishaps.
Theft and vandalism: Break‑ins at your main home, and often at your lake house, subject to policy terms.
Sudden, accidental water damage: A burst water line to your upstairs bathroom or a failed water heater that floods the utility room. Not the appliance itself in many cases, but the resulting damage is typically covered.
*About deductibles: Some carriers use a separate percentage deductible for wind or hail. In other words, a 1% wind deductible on a home insured for $800,000 would be $8,000 out of pocket for a wind claim.
What Home Insurance Does Not Cover in Tennessee, and How to Fix it
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Standard homeowners policies exclude flood. That includes overflow from rivers like the Cumberland or Tennessee River, storm surge at lakes and reservoirs, surface water from heavy rain, and groundwater rising into a basement.
How to fix it: Buy a separate flood insurance policy through the National Flood Insurance Program or a private market option. Yes, even if you are not in a high‑risk zone, floods can happen anywhere.
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Tennessee is part of the broader New Madrid Seismic Zone that shook the region in 1811 to 1812 and remains a scientific concern today. Standard policies exclude earthquake.
How to fix it: Add an earthquake endorsement or purchase a separate earthquake policy, especially in West Tennessee and the Memphis area.
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Our state has extensive karst terrain, which means sinkholes do occur. Earth movement, including natural sinkholes, is excluded in a base policy. Tennessee law requires insurers to make sinkhole coverage available as an optional endorsement. Premium and inspection requirements vary by carrier.
How to fix it: Ask your agent to quote the sinkhole endorsement for each property, including lake homes in limestone‑heavy areas.
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Backups and sump pump overflow are not covered by default.
How to fix it: Add water backup coverage with limits that match your basement or lower‑level finish quality.
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Gradual leaks, mold from long‑term humidity, old roofs beyond useful life, and foundation settling are maintenance items.
How to fix it: Preventive upkeep, humidity control, and roof replacement schedules. Ask about equipment breakdown coverage for sudden mechanical or electrical failures of systems like HVAC, which is different from wear and tear.
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Most policies cap categories like jewelry, fine art, wine collections, and firearms.
How to fix it:Schedule items or add a valuables policy so you have agreed values, broader perils, and lower deductibles.
How much coverage do you need?
Dwelling limit: Target the cost to rebuild at today’s labor and material prices. Consider extended or guaranteed replacement cost if available.
Other structures: Default is often 10 percent of dwelling. If you have a large detached garage or boathouse, increase it.
Personal property: Opt for replacement cost instead of actual cash value.
Loss of use: 12 to 24 months is common. Consider your family size and local rental costs.
Liability: Many Tennessee families with teenage drivers, pools, dogs, or boats choose 500,000 liability and a 1 to 5 million umbrella for extra protection.
Common gray areas that cause surprises
Roof age: Older roofs can have limited coverage or higher wind deductibles.
Short‑term rentals: Occasional rental may be allowed with the right endorsement, frequent rental usually requires a different policy form.
Docks and lifts: Eligibility and covered perils vary by carrier. Clarify whether your dock is considered an other structure and how water‑related perils are treated.
Home businesses: Liability for business activity is limited in a standard policy. Add a home business endorsement or a small business policy if needed.
Frequently Asked Questions
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Usually yes if hail is the cause, subject to your policy’s roof coverage terms and deductible. Cosmetic damage may be treated differently than functional damage. Check your declarations for any separate wind or hail deductible, which some insurers use.
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No. Flood is a separate policy through NFIP or private markets. Lenders often require it in high‑risk zones, but anyone can buy flood coverage.
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If you live in West Tennessee or own property you cannot easily rebuild, consider it. Earthquake is excluded unless you add the coverage.
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Not by default. Tennessee requires insurers to offer sinkhole coverage as an optional endorsement, which you can add for an additional premium.
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Not without a water backup endorsement. It is an inexpensive add‑on compared to potential basement repairs.
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Schedule them or add a valuables policy so you have higher limits and broader protection.
“People, Not Policies”
Since 1946, Holt has served Tennessee families who want one trusted contact for home, autos, lake homes, boats, and umbrellas. We get to know your goals, then design coverage that keeps life moving so you can focus on what matters.
What to do next
Get a quick coverage review: We will compare your limits, deductibles, and endorsements with today’s rebuild costs.
Fill the gaps: We price flood, earthquake, and sinkhole options side by side so there are no surprises.
Bundle smart: Save time and often money when you bundle home, autos, and umbrella with one team.
Ready to see exactly what your Tennessee home insurance covers? Request a quote or Schedule a policy review with Holt Insurance Agency today.
