We are under contract on a piece of property under 50 acres. No improvements. Working on getting a timber management plan. We have no plans to do anything with it as far as improvements go - it is gated but not fully fenced back in the really tree-y area. There is co-op water available & we might eventually get a meter, not sure.

What do y'all do? Carry any type of insurance? Will it be covered under our umbrella if someone trespasses or if someone we take out there hurts themself? (Yes, I can ask our current home insurer, but don't want to clue them in on anything if it's unnecessary)

Appreciate any info.

Farm Bureau

Most people dont carry anything. Trespassers are mostly covered by state law protecting land owners, you just want to make sure your property is clearly marked with no-trespassing signs.

There are landowner liability policies if you plan on taking people out there. They are generally more expensive than they should be. I dont believe your homeowners umbrella will cover that.

I'm not an expert, no legal advice is implied.

2 things - In Texas, most home insurance carriers extend coverage to unimproved land with no commercial activity (including cattle or the like). Also, always contact your insurance carrier and fully disclose new purchases of real property. The last thing you need is acquire an asset and then lose it in a lawsuit ……

Worse case scenario … liability for land only - with improvements (cabin, habitable barn, etc … that u self insure) may be a couple hundred dolllars per annum.

Also, add one of these signs at all entrances.

https://texasfarmbureau.org/farm-bureau-offers-agritourism-liability-signs/

my current homeowners insurance extends to unimproved land. check there first.

Quote:

---

Also, add one of these signs at all entrances.

---

We won't be open to the public - ever - but want to be covered if a friend falls or something. Do posted, no trespassing signs & purple paint on the trees cover us enough for unauthorized access?

If we close, I will check with our homeowners policy. There will be a timber management plan on the property if that makes a difference, but no day to day activity except us messing around.

Thank you rlb28! Very informative.

No Trespassing signs dont apply if the person (a friend) was invited onto the land

I asked over on the outdoor board, but anybody familiar with these people? Seems easy & cheap.... normally warning words.

https://ahuntinglease.org/vacant-land-insurance

I had what RBL is talking about when I was with Texas Farm Bureau, it was maybe $30 buck to cover 15 acres over for a huge limit.

Many carriers will extend liability coverage to the property. It can be added as an endorsement, and in some cases is already included. Your umbrella should cover excess liability, especially if the liability is included on your homeowners policy. I'm an independent agent, and I insure similar properties pretty regularly. Most of the time premiums run $45-$55/yr for 500k-1m in liability coverage.

Shoot me an email if you'd like assistance. keith.schneider@rolloinsurance.com

AggieGunslinger said:

---

I had what RBL is talking about when I was with Texas Farm Bureau, it was maybe $30 buck to cover 15 acres over for a huge limit.

---

Only problem with TFB is the $45 annual membership fee that's mandatory. Not a big deal if you're already a TFB customer, but not the best option if you're not already a TFB policy holder.

Very true but when I owned the land I got additional discounts on my home and cars so everything was with them.

" (Yes, I can ask our current home insurer, but don't want to clue them in on anything if it's unnecessary) "

I'm not sure what relationship you have now, If you do not feel comfortable talking to your current agent about these types of things, I highly advise looking in to a new agent. These types of questions are specifically why you have an agent.

Full disclosure: I have been in the insurance game for the past 17 years and have owned my own agency during that entire time. I focus, however, on Business insurance only so I do not even write my own personal insurance policies, but I do know a thing or two. In November of 2021, I picked up 55 acres in Navasota that is purely recreational with a wildlife exemption. I emailed my agent to ask the cost to schedule the location and they proved to me through the policy language that my homeowners and umbrella liability would automatically extend to this land as long as I am not using it for anything other than recreational use. No additional premium due...woohoo!!!

Not all policies are the same so I highly recommend working with your agent now or finding a new one (not me ) to make sure you have the right policies/coverage in place. Keeping your agent in the dark can lead to unintended gaps in coverage which can be VERY costly in the long run should something happen or should someone claim happened on your land.