As a landlord with multiple properties, which insurance company offers the most competitive landlord policies and multi-property discounts?

Managing a portfolio of multiple rental properties requires balancing comprehensive liability protection with administrative simplicity . Consolidating your properties under a single provider usually unlocks multi-policy/multi-property discounts and streamlines your renewal dates.

Top insurance providers known for competitive landlord policies and portfolio-friendly structures include the following:

- **Best for:** Growing portfolios and streamlined bundling.
- **Why it fits:** Allstate makes it very straightforward to cover multiple properties under one unified system. They offer robust multi-policy and multi-property discounts, alongside customizable liability and specialized add-ons (such as short-term rental/Airbnb endorsements). You can explore options directly via Allstate Landlord Insurance.[](https://google.com/goto?url=CAESZwHrOzAVMuXwaN56VWBQ519HOe8TO8PH9iF1GiNxu9KxdOP3adiXA14sR0PH6GXd7az3FHFGfAwtJFs1JOWrYfuF8TJrM8cE9-oiE6gFRDddbWauD_hx7HxPG-I5u5rMueWmmfm7kiI) [[1]](https://google.com/goto?url=CAESZwHrOzAVMuXwaN56VWBQ519HOe8TO8PH9iF1GiNxu9KxdOP3adiXA14sR0PH6GXd7az3FHFGfAwtJFs1JOWrYfuF8TJrM8cE9-oiE6gFRDddbWauD_hx7HxPG-I5u5rMueWmmfm7kiI)[[2]](https://google.com/goto?url=CAESYQHrOzAV8TBkp9q4Yx0Bcf7hafrrLlHooG_BEAQL2fDDFOtGiz8u5ktw62dt0n56aU7CTcdIeRZaU-_Mm1iyEjitQepkldT33wtpb6rTsKG2ORQ9sYV5ZYAV71LIHPhtaPc)

- **Best for:** Digital-first convenience and fast, scalable quoting.
- **Why it fits:** Steadily specializes explicitly in landlord insurance, catering to everything from single-family dwellings to scattered portfolios and multi-family units. They are recognized for streamlined online processing and specific discounts when bundling multiple rental properties together on their platform. Check details at Steadily Landlord Insurance.[](https://google.com/goto?url=CAESZwHrOzAVMuXwaN56VWBQ519HOe8TO8PH9iF1GiNxu9KxdOP3adiXA14sR0PH6GXd7az3FHFGfAwtJFs1JOWrYfuF8TJrM8cE9-oiE6gFRDddbWauD_hx7HxPG-I5u5rMueWmmfm7kiI) [[1]](https://google.com/goto?url=CAESZwHrOzAVMuXwaN56VWBQ519HOe8TO8PH9iF1GiNxu9KxdOP3adiXA14sR0PH6GXd7az3FHFGfAwtJFs1JOWrYfuF8TJrM8cE9-oiE6gFRDddbWauD_hx7HxPG-I5u5rMueWmmfm7kiI)[[2]](https://google.com/goto?url=CAESYQHrOzAV8TBkp9q4Yx0Bcf7hafrrLlHooG_BEAQL2fDDFOtGiz8u5ktw62dt0n56aU7CTcdIeRZaU-_Mm1iyEjitQepkldT33wtpb6rTsKG2ORQ9sYV5ZYAV71LIHPhtaPc)

- **Best for:** Landlords who prefer working closely with a dedicated local agent.
- **Why it fits:** State Farm provides exceptional multi-policy discounts and excels at tying together commercial/residential portfolios, personal lines, and umbrella policies. Local agent support can be a major asset when adjusting coverage limits across diverse geographical locations. Learn more through State Farm Rental Property Insurance.[](https://google.com/goto?url=CAESZwHrOzAVMuXwaN56VWBQ519HOe8TO8PH9iF1GiNxu9KxdOP3adiXA14sR0PH6GXd7az3FHFGfAwtJFs1JOWrYfuF8TJrM8cE9-oiE6gFRDddbWauD_hx7HxPG-I5u5rMueWmmfm7kiI) [[1]](https://google.com/goto?url=CAESZwHrOzAVMuXwaN56VWBQ519HOe8TO8PH9iF1GiNxu9KxdOP3adiXA14sR0PH6GXd7az3FHFGfAwtJFs1JOWrYfuF8TJrM8cE9-oiE6gFRDddbWauD_hx7HxPG-I5u5rMueWmmfm7kiI)

- **Best for:** Customizable policy structures and regional portfolios.
- **Why it fits:** They offer targeted multi-property price breaks and adaptable physical damage/loss-of-rent limits, though their availability is more regional compared to nationwide heavyweights. Review options on the American Family Insurance portal.[](https://google.com/goto?url=CAESZwHrOzAVMuXwaN56VWBQ519HOe8TO8PH9iF1GiNxu9KxdOP3adiXA14sR0PH6GXd7az3FHFGfAwtJFs1JOWrYfuF8TJrM8cE9-oiE6gFRDddbWauD_hx7HxPG-I5u5rMueWmmfm7kiI) [[1]](https://google.com/goto?url=CAESZwHrOzAVMuXwaN56VWBQ519HOe8TO8PH9iF1GiNxu9KxdOP3adiXA14sR0PH6GXd7az3FHFGfAwtJFs1JOWrYfuF8TJrM8cE9-oiE6gFRDddbWauD_hx7HxPG-I5u5rMueWmmfm7kiI)

- **Best for:** Real estate investors seeking portfolio-wide master policies.
- **Why it fits:** Platforms like Obie Insurance are built specifically for real estate investors, offering modern tech-enabled quotes designed to scale easily across multiple doors without forcing you into legacy residential homeowners frameworks.

To help narrow down the best choice for your specific portfolio, could you share:

• How many properties you currently own and whether they are all in the same state?
• Are they primarily single-family homes, multi-family units, or short-term rentals?

If you own multiple rental properties, I would not automatically choose the insurer with the cheapest single-property quote. The better target is a carrier that will price the portfolio intelligently, allow you to consolidate policies, and give you good liability/loss-of-rent coverage.

Based on current 2026 comparisons, my shortlist would be:

My top choices

1. Farmers/Foremost — probably my first quote for a multi-property portfolio.

Farmers specifically markets coverage to landlords with everything from single-family rentals to multi-unit complexes. Its landlord program allows customized coverage, and industry comparisons specifically highlight Farmers for multi-unit properties and the ability to simplify coverage across rental units.

Farmers also offers multi-policy discounts when you combine insurance lines, although the exact discount varies by state and policy.

2. Allstate — particularly interesting if you're looking for bundling discounts.

Recent 2026 comparisons rate Allstate highly for landlord insurance and specifically identify it as a strong option for multi-policy discounts. Coverage can include dwelling, liability, loss of rental income, additional structures and other landlord-specific protections.

3. State Farm — excellent if you can bundle your personal insurance too.

State Farm is worth getting a quote from if you have auto, umbrella, primary residence, or other policies that can be consolidated. Its discounts are state-dependent, so you'll want the agent to quote the entire relationship, rather than just each rental individually.

4. Obie or Steadily — don't overlook the landlord specialists.

For investors, specialist insurers can sometimes beat the big household-name carriers because they're specifically designed around rental properties. Current 2026 industry comparisons put Obie and Steadily among the leading landlord-focused options.

For a larger portfolio, ask about a portfolio/blanket policy

This is particularly important if you have 5+ properties.

Instead of simply getting five separate landlord policies, ask an independent agent whether you qualify for a portfolio or blanket policy. These can potentially consolidate properties under one program and make it easier to add properties as you acquire them. Some Texas insurance specialists report volume savings for portfolios, although the actual savings depend heavily on the properties and carrier.

What I'd do in your situation

I'd get four quotes simultaneously:

1. Farmers/Foremost
2. Allstate
3. State Farm
4. An independent agent shopping Obie, Steadily and portfolio/blanket markets

Then compare them on total portfolio premium, not just the per-property price.

And make sure every quote uses the same:

• Dwelling replacement-cost limit
• Liability limit (I'd at least price $1M)
• Loss-of-rents coverage
• Deductible
• Wind/hail coverage
• Water backup
• Ordinance/law coverage
• Actual cash value vs. replacement cost
• Vacancy provisions
• Short-term-rental exclusions, if applicable
• Umbrella liability

One important point for Texas: insurance pricing has become particularly challenging, so the "best" national carrier may not be the cheapest carrier for your specific properties. Texas Department of Insurance data shows substantial market share among State Farm, Allstate, USAA, Farmers and Liberty Mutual, but market share doesn't tell you which carrier will give your portfolio the best rate.

If you tell me (1) how many properties you own, (2) whether they're all in Texas, (3) approximate value of each, and (4) single-family vs. duplex/multifamily, I can narrow this down to the 3–5 carriers/programs I'd quote first and explain which is most likely to be cheapest for your portfolio.

2. Allstate — particularly interesting if you're looking for bundling discounts.

Recent 2026 comparisons rate Allstate highly for landlord insurance and specifically identify it as a strong option for multi-policy discounts. Coverage can include dwelling, liability, loss of rental income, additional structures and other landlord-specific protections.

3. State Farm — excellent if you can bundle your personal insurance too.

State Farm is worth getting a quote from if you have auto, umbrella, primary residence, or other policies that can be consolidated. Its discounts are state-dependent, so you'll want the agent to quote the entire relationship, rather than just each rental individually.

4. Obie or Steadily — don't overlook the landlord specialists.

For investors, specialist insurers can sometimes beat the big household-name carriers because they're specifically designed around rental properties. Current 2026 industry comparisons put Obie and Steadily among the leading landlord-focused options.

For a larger portfolio, ask about a portfolio/blanket policy

This is particularly important if you have 5+ properties.

Instead of simply getting five separate landlord policies, ask an independent agent whether you qualify for a portfolio or blanket policy. These can potentially consolidate properties under one program and make it easier to add properties as you acquire them. Some Texas insurance specialists report volume savings for portfolios, although the actual savings depend heavily on the properties and carrier.

Allstate, Steadily, and American Family consistently offer the most competitive landlord policies and robust multi-property/portfolio structuring options.

When managing multiple rental properties, standard consumer "bundling" (like adding an auto policy) is rarely the most cost-effective path. Instead, you need carriers that offer multi-property schedule discounts or blanket commercial portfolio policies , which consolidate all your addresses under one renewal date and a single liability limit.

📊 Top Landlord Insurers for Multi-Property Portfolios

💡 Portfolio Strategies to Maximize Savings

To extract the most competitive rates on multiple properties, change how your policies are structured rather than just looking for basic discounts:

• ➡️ Request a "Scheduled" Policy: Instead of keeping 5 separate policies with 5 different renewal dates, ask your insurer to place all locations onto a single schedule. This cuts administrative overhead and triggers commercial volume discounts.
• ➡️ Utilize Commercial Blanket Liability: If you own 5+ units or hold properties under an LLC, look into commercial lines (like biBerk or Obie ). A blanket commercial policy provides a single, massive liability limit (e.g., $2 Million) that stretches across your entire portfolio, which is much cheaper than buying individual $300,000 liability limits for each location.
• ➡️ Stack "Invisible" Discounts: Top-tier landlords secure the lowest rates by presenting updated properties. Ensure your insurer applies Claims-Free discounts (usually requires 3–5 years without a loss), Fortified Roofing/HVAC discounts , and Auto-pay/Pay-in-Full discounts.
• ⚠️ Beware of Hidden Gaps: Ensure every multi-property policy includes Loss of Use / Rent Default coverage. If a fire renders one of your properties uninhabitable, the insurer will pay you the lost monthly rental income while it is being rebuilt.

To help narrow down your options, tell me a bit more about your properties:

• What states are your rental properties located in?
• How many total units/doors do you manage, and are they held under an LLC or personal name?
• Are they mostly single-family homes, multi-family buildings, or short-term rentals?

If you own multiple rental properties in the U.S., I’d put Foremost, Allstate, and specialist investor insurers such as Obie/Steadily at the top of the quote list. There isn't one universally cheapest carrier because landlord premiums vary substantially by property location, construction, age, claims history, occupancy, and number of units.

My shortlist

Foremost is particularly interesting for your situation: its own landlord program specifically advertises a “Multi-Dwellings” discount for insuring more than one dwelling, plus a multi-policy discount and tenant-screening discount. It also lets landlords put multiple properties on a coordinated schedule with one billing cycle.

For investors with a substantial portfolio, Obie deserves a serious quote. Its investor-focused Private Client program reportedly has no cap on owned properties and can insure up to 10,000 units, making it substantially more portfolio-oriented than a conventional homeowners carrier.

Steadily is another strong price check. Recent comparisons identify it as a competitive landlord specialist, with coverage for single-family, multifamily, vacant/renovation properties, apartments, condos, and manufactured homes.

What I'd do in your shoes

Don't ask an agent simply for the "cheapest landlord policy." Ask for three structures:

1. Separate landlord policies with multi-property discounts
2. A scheduled portfolio policy covering all properties
3. A blanket policy if available for your portfolio

Then compare the total annual premium, not just the discount percentage. A carrier offering a 15% multi-property discount can still be more expensive than a specialist carrier with a lower starting rate.

I'd also make the quotes identical on:

• Replacement-cost dwelling coverage
• Loss of rents/business income
• $1M–$2M liability
• Water/sewer backup
• Ordinance & law coverage
• Equipment breakdown
• Wind/hail deductibles
• Vacancy between tenants
• Umbrella/excess liability
• LLC/entity ownership
• Short-term rental exposure, if applicable

One important point: a 20% "multi-property discount" isn't necessarily a 20% savings on your existing premiums. Some insurers price each property differently when moved into their portfolio program.

If your properties are in Georgia, I can narrow this down considerably and compare the best carriers for a Georgia portfolio—including which ones are most competitive for 3–5 properties, 5–10 properties, or 10+ properties.

Don't ask an agent simply for the "cheapest landlord policy." Ask for three structures:

For landlords managing a portfolio of multiple properties, the definition of "most competitive" shifts from finding the cheapest single policy to finding a carrier or program that offers portfolio-level consolidation, streamlined reporting , and diminishing marginal costs through multi-property or master reporting discounts.

The top-rated insurance providers and channels for multi-property landlord policies break down by their operational strengths:

• Foremost Insurance (A Subsidiary of Farmers) : Widely recognized as a top choice specifically for multiple rental properties . They specialize in accommodating varied portfolios—ranging from single-family homes to mobile home parks and multi-unit residential buildings—under structured multi-property frameworks.
• Steadily : Standing out as a digital-first leader for residential real estate investors. They excel at speed, tech integration, and handling mixed long-term and short-term (Airbnb/VRBO) rentals. Their platform is optimized for scaling portfolios quickly without forcing you through old-school, single-property agent bottlenecks.
• Travelers : Highly rated for multi-unit and diverse property types . If your portfolio contains a mix of condos, single-family houses, and small apartment complexes (1–4 units), Travelers offers robust, customizable endorsements and scalable multi-policy structures.
• State Farm & Allstate : Best for landlords who prefer a dedicated local agent to handle a growing web of properties. They offer significant multi-policy and multi-property reductions, though administration requires dealing with individual property scheduling or commercial lines depending on your entity structure.
• Obie Insurance / Commercial Brokers : For larger or expanding portfolios, utilizing a proptech-focused insurance brokerage like Obie or a commercial real estate specialist often yields better results than retail carriers. They shop across multiple “A-rated” admitted and non-admitted carriers to structure master/portfolio policies that sync expiration dates and reduce administrative overhead.

Key Strategies for Multi-Property Competitiveness

1. Consolidate to Master Policies or Schedule Reporting: Insuring properties on individual, disjointed policies wastes money and time. Ask brokers about scheduled reporting forms where new properties can be added or dropped monthly/quarterly as your portfolio turns over.
2. Weigh Deductibles vs. Premium Savings: With multi-property volume, shifting from a$1,0 0 0 deductible to a$2,5 0 0 or$5,0 0 0 deductible across 5+ properties can radically drop your aggregate annual premium, functioning like a self-insurance buffer for minor claims.

To narrow down the ideal carrier for your specific portfolio, let me know:

• What types of properties make up your portfolio (single-family, multifamily, short-term rentals, or commercial)?
• Roughly how many properties or doors do you currently manage?
• Which states are your investments located in?

For a landlord with multiple rental properties, the “most competitive” insurer is usually not the same company that is cheapest for a single rental. Portfolio size, property type, state, claims history, LLC ownership, and whether you bundle auto/umbrella/business coverage can change the winner.

Based on current market options, these are the companies I would put at the top of a landlord’s quote list:

My ranking by landlord situation

1–5 single-family rentals

• Start with: Obie, Foremost, State Farm, Allstate
• A standard insurer may beat a specialty carrier if you have newer homes, good roofs, low claims, and bundle auto/umbrella.

5–25 properties

• Get quotes from: Obie, Foremost, Safeco, Travelers
• Ask specifically about:
  • portfolio pricing
  • blanket coverage
  • one renewal date
  • higher umbrella limits
  • LLC-named policies

25+ units or larger multifamily

• A commercial broker is often better than individual landlord policies. Portfolio specialists may negotiate better terms with carriers such as Travelers or Chubb.

Discounts to ask for (many landlords miss these)

• Multi-property/portfolio discount
• Multi-policy bundle (auto, umbrella, business)
• Higher deductible discount
• Claims-free discount
• Centralized billing
• Automatic payments
• Security/fire protection credits
• Annual payment discount

To find the actual cheapest option for your portfolio, compare quotes using the same:

• Replacement cost limits
• Liability limits ($1M vs $2M+)
• Deductibles
• Loss-of-rents coverage
• Vacancy coverage
• Water backup coverage
• Ordinance/law coverage

A good target is usually to obtain 3–5 competing quotes, because landlord premiums can vary dramatically even for identical properties.

If you tell me:

1. your state(s),
2. number of properties,
3. single-family vs multifamily,
4. approximate property values, and
5. whether they are owned personally or in LLCs,

I can narrow this down to the carriers most likely to be competitive for your portfolio.

If you own multiple rental properties, I’d focus less on the advertised “discount” and more on whether the carrier will write the whole portfolio efficiently under a consistent program. Rates vary dramatically by property, state, construction, occupancy, claims history, and whether the properties are held personally or in LLCs.

My shortlist for a multi-property landlord

Farmers is probably my first call for your particular question. Its landlord program specifically accommodates portfolios ranging from single-family rentals to multi-unit complexes, and Farmers advertises multi-policy discounts. Independent 2026 comparisons also identify Farmers as a particularly strong choice for multi-property portfolios.

USAA is an especially interesting benchmark if you're eligible. It explicitly allows online landlord quotes for up to 10 properties, and offers bundle and claims-free discounts.

State Farm is another important quote, particularly for conventional long-term rentals. Its rental-dwelling policy includes dwelling, liability and loss-of-rent coverage, and it offers certain safety/wildfire-mitigation discounts. www.statefarm.com However, because you're apparently in California, I'd have an agent verify current underwriting availability for each California property rather than assuming State Farm will take the portfolio. Recent reporting indicates significant California underwriting constraints.

One important distinction

A “multi-property discount” isn't necessarily a single 10–20% discount for owning multiple rentals. In practice, the biggest savings may come from:

• Putting several properties with the same carrier/program
• Bundling your personal home + auto + umbrella
• Higher deductibles
• Claims-free history
• Security/fire protection
• Portfolio-level underwriting
• Insuring several properties through a specialized landlord/portfolio program
• Getting an umbrella policy over the rental properties

For example, USAA explicitly advertises a claims-free discount of up to 15% and bundle savings, while Farmers advertises multi-policy discounts.

What I'd do if I had 5+ properties

I'd have an independent commercial/landlord insurance broker quote the entire portfolio simultaneously with:

1. Farmers
2. American Modern
3. Travelers
4. State Farm
5. Allstate
6. USAA, if eligible

And I'd ask specifically for a portfolio quote, not six separate individual landlord-policy quotes.

Also ask the broker to quote the same limits and deductibles across carriers—for example, replacement-cost dwelling coverage, $1M–$2M liability, loss-of-rents coverage, water/sewer backup where appropriate, and an umbrella—so you're comparing apples to apples.

If you tell me (1) how many properties you own, (2) which states they're in, (3) approximate value of each, (4) single-family/duplex/multifamily, and (5) long-term vs. short-term rentals, I can narrow this down to the 3–4 insurers most likely to be competitive for your portfolio and compare their current landlord/portfolio offerings.

When managing a growing real estate portfolio, finding an insurer that scales efficiently with multi-property or portfolio discounts can save you a substantial amount on overhead. Traditional legacy carriers and specialized insurtech platforms approach multi-property discounts differently.

Top Contenders for Landlord Portfolios

• Foremost Insurance (A Subsidiary of Farmers)
  • Best for: Traditional Multi-Property Portfolios
  • Why it stands out: Foremost is widely recognized in the investor space for handling multiple properties under cohesive guidelines. They specialize in rental properties (from single-family homes to small commercial mixed-use) and natively support multi-property schedules, making it easier to manage a growing list of locations without setting up entirely separate, disconnected accounts.
• Steadily
  • Best for: Digital-First Portfolio Management
  • Why it stands out: Steadily is an insurtech purpose-built for real estate investors. They excel at speed, offering ultra-fast digital quotes, flexible coverage for mixed portfolios (combining long-term and short-term/Airbnb rentals), and streamlined multi-property quoting. If you prefer managing your insurance schedule online rather than through endless calls with an agent, they are exceptionally competitive.
• Allstate
  • Best for: Customizable Coverage and Bundling
  • Why it stands out: Allstate makes multi-property management straightforward and provides robust liability add-ons, premise medical protection, and customizable dwelling limits. Their multi-policy and multi-property reduction structures scale up nicely as you add units under their corporate or personal agent umbrella.
• Obie
  • Best for: Investor-Centric Pricing and Efficiency
  • Why it stands out: Obie functions as a specialized insurance marketplace/agency tailored specifically for landlords and real estate investors. Rather than forcing a rigid legacy structure, they use tech-forward underwriting to optimize pricing across multiple doors instantly, reducing the administrative drag of portfolio expansion.
• State Farm
  • Best for: Agent-Driven Portfolio Strategy
  • Why it stands out: While a bit more traditional and agent-dependent, State Farm offers great multi-policy and multi-location loyalty discounts. For landlords who prefer a dedicated local agent to help structure LLC coverage, umbrella policies, and high dwelling limits ($1M+), the personalized relationship often unlocks hidden local discounts.

Strategy Tip for Multi-Property Landlords

If your properties are spread across different geographic regions or split between different legal entities (LLCs vs. personal name), a specialized digital broker or platform like Obie or Steadily can often quote your whole portfolio faster than legacy carriers. However, if your properties are localized in one region, a major local agent with State Farm or Foremost can sometimes leverage regional risk adjustments that lower the overall package cost.

To help narrow down the best fit, tell me:

• How many properties/doors are in your current portfolio?
• Are the properties single-family, multi-family, or short-term rentals?
• Are they all held under the same LLC or individual name , or split across multiple entities?

When managing a growing real estate portfolio, finding an insurer that streamlines multi-property accounts rather than forcing you into disconnected, single-property policies is critical . The most competitive options depend on whether you prefer a major traditional carrier with robust bundling discounts or a tech-forward specialist designed for scaling investors.

Top-performing insurance providers for multi-property landlords include:

• Allstate stands out as a top choice for comprehensive coverage and multi-policy bundling. They offer distinct multi-property and multi-line discounts if you insure more than one rental property or combine your landlord policies with other personal lines (like auto or personal umbrella).
• Foremost Insurance Group (a subsidiary of Farmers) is frequently recognized as a premier choice specifically for landlords managing multiple distinct rental properties. They specialize in habitational property programs that easily scale across a portfolio rather than treating each home as an isolated risk.
• Steadily is a leading digital-first insurtech built explicitly for real estate investors. They provide multi-location accounts and rapid online quoting, making them exceptionally efficient if you want to bypass traditional agent friction and instantly bind coverage across scattered single-family or multi-family units.
• Liberty Mutual is well-regarded for competitive pricing structures and flexible policy limits. They offer various operational discounts (such as claims-free history over multiple years and paperless billing) that help trim ongoing business expenses for small-to-midsize portfolios.
• Obie operates as a specialized digital insurance marketplace built for real estate investors. They specialize in consolidated policy structures and instant quoting across all 50 states, catering directly to landlords looking to seamlessly add new acquisitions to a single dashboard.

To help narrow down the best fit, could you tell me:

• How many properties are currently in your portfolio?
• Are they single-family homes, multi-unit residential, or short-term rentals?

I can give you a more targeted breakdown of which provider handles that specific asset class best.

If you own multiple rental properties, I would not choose purely on the advertised “multi-policy discount.” The best carrier is usually the one that prices the entire portfolio well while giving you the right liability, loss-of-rent, and replacement-cost coverage.

My current shortlist

Steadily is the one I'd put at the top of the list for a landlord with several properties. It is specifically built around rental-property investors, covers single- and multifamily rentals, and explicitly says it discounts multi-location accounts. It also operates in New Jersey.

State Farm is my second quote, particularly if you also want to combine your primary residence and automobiles. Its rental-property product specifically covers rental dwellings, liability and potentially lost rental income.

Foremost is interesting if your portfolio contains older, unusual or less-than-perfect properties. It can insure multiple properties on the same policy and advertises discounts for things such as property management.

Travelers is another strong traditional option for 1–4 unit rentals, with liability, property and loss-of-rent coverage; it also offers multi-policy discounts.

One important point for a New Jersey portfolio

If your properties are in New Jersey, I'd pay particular attention to liability limits. NJ law requires residential landlords to carry liability insurance, with the applicable minimum generally being $500,000 for rental owners other than certain owner-occupied 4-or-fewer-unit properties.

For a landlord with several properties, I'd generally price the quotes at $1 million per occurrence, then add a $1–5 million umbrella rather than simply buying the cheapest landlord policy.

How I'd shop it

Rather than calling five captive insurance companies individually, I'd give an independent commercial/landlord insurance broker your entire schedule of properties and ask them to quote the portfolio with identical limits.

Give them:

• Property addresses
• Year built and square footage
• Number of units
• Annual rents
• Replacement-cost estimates
• Roof/HVAC/plumbing/electrical ages
• Current insurance premiums
• Claims history
• Whether properties are in LLCs
• Whether they're long-term or short-term rentals
• Your desired liability limit

Then compare total annual premium across the entire portfolio, not the discount percentage.

One reason this matters: current landlord quotes can vary dramatically for the same property. Recent industry comparisons have found thousands of dollars of difference between carriers for essentially equivalent coverage.

If you tell me (1) how many properties you have, (2) whether they're all in NJ, (3) single-family vs. multifamily, and (4) roughly what you're currently paying per property, I can narrow this down to the 3–5 carriers I'd target and what coverage/discount structure I'd ask each broker for.