Preparing for Disaster: Earthquake Insurance for your Home or Business

Marci • March 19, 2013

Preparing for disaster:  earthquake insurance for your home or business

 

With the devastating financial toll of the Feb 2011 earthquake in New Zealand predicted to reach $16-billion, many people in British Columbia are considering whether they should insure their homes and business against losses due to earthquakes.  And with good reason.

 

According to the Geological Survey of Canada, there is approximately a 10% chance that a subduction (oceanic plate) earthquake – similar in force as the catastrophic earthquake that killed over 300,000 people in the Southeast Asia – will occur off the coast of BC in the next 50 years.

 

There is a 12% chance that a crustal or shallow earthquake – similar to the Christchurch earthquake – would strike Vancouver in the next 50 years.  This type of earthquake could easily cause over $30-billion of structural damage to the city

 

Why should I have earthquake insurance?

 

A Habitat Insurance, we believe that the main objective of insurance is to protect you from a devastating loss from which you would find it difficult to financially recover.  A home or business is usually the most valuable asset that you will ever own.  So you must ask yourself,  “Could I easily recover without financial assistance if my home or business were damaged or destroyed by an earthquake?”  If the answer is no, you should seriously consider buying earthquake coverage.

 

Facts about earthquake insurance in BC

 

Earthquake insurance provides coverage for loss of or damage to personal property and buildings. It is optional coverage in all property insurance policies.

 

Earthquake rates are on the rise:  during the last 12 months, we have noted that many insurance companies have increased their premium rates and, with large losses such as those in New Zealand, this is a trend likely to continue.

 

If you own a detached home and have earthquake insurance, you will have coverage for the building and a certain percentage of coverage will be “built in” to the policy for personal property.  For example, a house valued at $500,000 replacement cost will be insured at $500,000 building cost with 80% ($400,000) for personal property.  (Depending on the insurance company, lower limits for personal property can be chosen. )

 

Insurance deductibles are always higher for losses due to earthquake.  Your house insurance or business policy may state $500 to $2,500 deductible for specific perils such as water damage.  Earthquake deductibles are typically stated as a percentage of the total loss.  So, if you have a 5% deductible on your $500,000 home, you will be responsible to pay the first $25,000.

 

A special note for condo owners about earthquake insurance

 

A condo owner policy provides coverage for your personal property, not the building.  (The building should have its own separate strata policy with earthquake coverage. )  You may also choose to add earthquake coverage to your condo policy.  We highly recommend that you do this, as your policy will can provide up to about $25,000for building earthquake deductibles coverage.

 

To illustrate the point more clearly, imagine this scenario:  your building is damaged/destroyed by an earthquake.  The condo owners will be responsible for paying the building earthquake insurance deductible.  A large strata building can be easily valued at $20,000,000; a total loss with a 10% deductible would result in a $2,000,000 earthquake deductible to pay.  If there is not enough money in the strata’s reserve fund, the remainder of the deductible to be paid will be divided between all of the condo owners.  If you have a condo owner’s policy with earthquake coverage, your insurance company will pay your portion of the deductible, up to the indicated policy limit.  If you don’t have earthquake coverage, your policy will likely pay no part of the earthquake deductible.

 

Condo policy limits can vary substantially for insurance deductible coverage.  Check with your broker about this important point.

 

How to pay less for earthquake coverage

 

Here are a few ways to reduce your premiums for earthquake coverage:

 

Location:   Premium rates for earthquake insurance in the Lower Mainland are highest for areas such as Richmond and parts of New Westminster, which would likely be most devastated by an earthquake.  You will pay lower rates elsewhere.

 

Deductible:   Ask for a higher earthquake deductible on your insurance policy.  For example, the standard earthquake deductible on your business or house insurance policy may be 5%.  You could opt instead for a 10% deductible.  Keep in mind that your deductible payment will also be much higher in the event of an earthquake claim.

 

Choose a lower personal property limit:   If you are home owner, some insurance companies will allow full value coverage for the building and a lower limit for personal property.  Ask your broker if this option is available.

 

 

 

If you have any questions about earthquake insurance for your home or business in British Columbia, or you would like a quote, please contact us:

 

Habitat Insurance Agencies, Ltd

 

Grace Catao – Managing Partner

 

Tel. 604-438-5241 / Cell 778-997-2583

 

Copyright © Habitat Insurance Agencies Ltd.   All rights reserved.

 

Disclaimer:  This article is designed to provide information for personal use only.  Please consult your professional insurance broker for further information. Habitat Insurance Agencies Ltd is not responsible for any legal disputes of this matter.

 

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Bank of Canada Rate Announcement Sept 17th, 2025

By Marci Deane • September 17, 2025
Bank of Canada lowers policy rate to 2½%.  FOR IMMEDIATE RELEASE Media Relations Ottawa, Ontario September 17, 2025 The Bank of Canada today reduced its target for the overnight rate by 25 basis points to 2.5%, with the Bank Rate at 2.75% and the deposit rate at 2.45%. After remaining resilient to sharply higher US tariffs and ongoing uncertainty, global economic growth is showing signs of slowing. In the United States, business investment has been strong but consumers are cautious and employment gains have slowed. US inflation has picked up in recent months as businesses appear to be passing on some tariff costs to consumer prices. Growth in the euro area has moderated as US tariffs affect trade. China’s economy held up in the first half of the year but growth appears to be softening as investment weakens. Global oil prices are close to their levels assumed in the July Monetary Policy Report (MPR). Financial conditions have eased further, with higher equity prices and lower bond yields. Canada’s exchange rate has been stable relative to the US dollar. Canada’s GDP declined by about 1½% in the second quarter, as expected, with tariffs and trade uncertainty weighing heavily on economic activity. Exports fell by 27% in the second quarter, a sharp reversal from first-quarter gains when companies were rushing orders to get ahead of tariffs. Business investment also declined in the second quarter. Consumption and housing activity both grew at a healthy pace. In the months ahead, slow population growth and the weakness in the labour market will likely weigh on household spending. Employment has declined in the past two months since the Bank’s July MPR was published. Job losses have largely been concentrated in trade-sensitive sectors, while employment growth in the rest of the economy has slowed, reflecting weak hiring intentions. The unemployment rate has moved up since March, hitting 7.1% in August, and wage growth has continued to ease. CPI inflation was 1.9% in August, the same as at the time of the July MPR. Excluding taxes, inflation was 2.4%. Preferred measures of core inflation have been around 3% in recent months, but on a monthly basis the upward momentum seen earlier this year has dissipated. A broader range of indicators, including alternative measures of core inflation and the distribution of price changes across CPI components, continue to suggest underlying inflation is running around 2½%. The federal government’s recent decision to remove most retaliatory tariffs on imported goods from the US will mean less upward pressure on the prices of these goods going forward. With a weaker economy and less upside risk to inflation, Governing Council judged that a reduction in the policy rate was appropriate to better balance the risks. Looking ahead, the disruptive effects of shifts in trade will continue to add costs even as they weigh on economic activity. Governing Council is proceeding carefully, with particular attention to the risks and uncertainties. Governing Council will be assessing how exports evolve in the face of US tariffs and changing trade relationships; how much this spills over into business investment, employment, and household spending; how the cost effects of trade disruptions and reconfigured supply chains are passed on to consumer prices; and how inflation expectations evolve. The Bank is focused on ensuring that Canadians continue to have confidence in price stability through this period of global upheaval. We will support economic growth while ensuring inflation remains well controlled. Information note The next scheduled date for announcing the overnight rate target is October 29, 2025. The Bank’s October Monetary Policy Report will be released at the same time.

Down Payment Options for Canadian Homebuyers

By Marci Deane • September 10, 2025
For most Canadians, the down payment is the biggest hurdle to homeownership. A down payment is the initial amount you contribute toward your property purchase, while the lender covers the rest through a mortgage. By law, Canadian lenders can only finance up to 95% of a property’s value, which means you’ll need at least 5% down to qualify. If you’re putting down less than 20%, your mortgage must be insured through one of Canada’s three default insurance providers— CMHC, Sagen (formerly Genworth), or Canada Guaranty . This insurance comes at a cost, but it can be rolled into your mortgage amount. The less you put down, the higher the premium. Since saving a down payment can feel overwhelming, it helps to know the different sources you can draw from. Here are the most common options available to Canadian homebuyers: 1. Savings & Personal Resources The most straightforward source is your own savings. Lenders will ask to see a 90-day history of the funds in your account. Any large deposits outside of regular payroll must be explained with documentation—such as the sale of a vehicle or a transfer from an investment account. This requirement isn’t just red tape; it’s part of Canada’s anti-money laundering rules. 2. Proceeds from the Sale of a Property If you’ve recently sold another home, you can use the proceeds as a down payment on your new purchase. Proof of the sale—such as the final statement of adjustments from your lawyer—will be required. 3. RRSP Home Buyers’ Plan (HBP) First-time buyers can withdraw up to $35,000 each (or $70,000 as a couple) from their RRSPs to put toward a down payment under the federal Home Buyers’ Plan . The funds are withdrawn tax-free, but they must be repaid over a 15-year period. This is a popular option for buyers who have been steadily contributing to their retirement savings. 4. Gifted Down Payment With today’s housing prices, many buyers turn to family for help. A parent or immediate family member can provide a gift that makes up part—or even all—of the required down payment. The lender will require a signed gift letter confirming that the money is a true gift (with no repayment expected) and proof that the funds have been deposited into your account. 5. Borrowed Down Payment In some cases, you may be able to borrow your down payment. This option is usually available only if you have strong credit and sufficient income. The payments on the borrowed funds are factored into your debt service ratios, so affordability is key. Lenders typically use 3% of the outstanding balance when calculating the additional payment. The Bottom Line A down payment doesn’t have to come from just one source—it can be a combination of savings, gifted funds, RRSPs, or other resources. What matters most is being able to show where the money came from and that it meets lender requirements. If you’d like to explore your options or learn how much you might qualify for, it’s never too early to start the conversation. Connect with us today—we’d be happy to help you create a plan and take the first steps toward homeownership.

The Source Of Your Downpayment Matters

By Marci Deane • September 3, 2025
If you’re looking to purchase a property, although you might not think it matters too much, the source of your downpayment means a great deal to the lender. Let’s discuss the lender requirements, what your downpayment tells the lender about your financial situation, a how downpayment helps establish the mortgage loan to value. Anti-money laundering Lenders care about your downpayment source because, legally, they have to. To prevent money laundering, lenders have to document the source of the downpayment on every home purchase. Acceptable forms of downpayment are money from your resources, borrowed funds through an insured program called the FlexDown, or money you receive as a gift from an immediate family member. To prove the funds are from your resources and not laundered money from the proceeds of crime, you’ll be required to provide bank statements showing the money has been in your account for at least 90 days or that you’ve accumulated the funds through payroll deposits or other acceptable means. Now, if you’re borrowing all or part of your downpayment, you’ll need to include the costs of carrying the payments on the borrowed downpayment in your debt service ratios. If you’re the recipient of a gift from a direct family member, you’ll need to provide a signed gift letter indicating that the funds are a true gift and have no schedule for repayment. From there, you’ll need to show the money deposit into your account. Financial suitability Lenders care about the source of the downpayment because it is an indicator that you are financially able to purchase the property. Showing the lender that your downpayment is coming from your resources is the best. This demonstrates that you have positive cash flow and that you’re able to save money and manage your finances in a way that indicates you’ll most likely make your mortgage payments on time. If your downpayment is borrowed or from a gift, there’s a chance that they’ll want to scrutinize the rest of your application more closely. The bigger your downpayment, the better, well, as far as the lender is concerned. The way they see it, there is a direct correlation between how much money you have as equity to the likelihood you will or won’t default on their mortgage. Essentially, the more equity you have, the less likely you will walk away from the mortgage, which lessens their risk. Downpayment establishes the loan to value (LTV) Thirdly, your downpayment establishes the loan to value ratio. The loan to value ratio or LTV is the percentage of the property’s value compared to the mortgage amount. In Canada, a lender cannot lend more than 95% of a property’s value. So, if you’re buying a home for $400k, the lender can lend $380k, and you’re responsible for coming up with 5%, $ 20k in this situation. But you might be asking yourself, how does the source of the downpayment impact LTV? Great question, and to answer this, we have to look at how to establish property value. Simply put, something is worth what someone is willing to pay for it and what someone is willing to sell it for. Of course, within reason, having no external factors coming into play. When dealing with real estate, an appraisal of the property will include comparisons of what other people have agreed to pay for similar properties in the past. You’ll often hear of situations where buyers and sellers try to inflate the sale price to help finalize the transaction artificially. Any scenario where the buyer isn’t coming up with all of the money for the downpayment, independent of the seller, impacts the LTV. All details of a real estate transaction purchase and sale have to be disclosed to the lender. If there’s any money transferring behind the scenes, this impacts the LTV, and the lender won’t proceed with financing. Non-disclosure to the lender is mortgage fraud. So there you have it; hopefully, this provides context to why lenders ask for documents to prove the source of your downpayment. If you’d like to talk about mortgage financing, please connect anytime; it would be a pleasure to work with you.