Buying a home is one of the most exciting and important milestones in life. Whether you’re purchasing your first house in Midlothian, upgrading to a larger home near Bon Air, or relocating to a quiet neighborhood in Chester, closing on your new home in Chesterfield County should be a smooth and celebratory process.

But here’s the reality: insurance issues are one of the top reasons closings get delayed—or even fall through. At Hoppy Insurance Agency, we work with realtors, lenders, and homebuyers every day. And we’ve seen how overlooked insurance details can derail a deal, especially in today’s market where timelines are tight.

To help you avoid surprises, here are the most common home insurance mistakes buyers make—and how to avoid them to keep your closing on track.

Mistake #1: Waiting Until the Last Minute to Get Insurance

One of the biggest mistakes buyers make is waiting until the week of closing to shop for home insurance. In some cases, they don’t realize they need a policy until their lender asks for a declarations page a few days before signing.

Here’s why that’s a problem:

If there are inspection issues (like an old roof or electrical panel), some insurance companies may decline coverage.
If the home is in a flood zone, the buyer might be surprised by a mandatory flood insurance requirement—and an extra cost they didn’t budget for.
If the policy isn’t issued in time, the lender can’t finalize the loan.

Hoppy Tip: Start your home insurance quote process as soon as your offer is accepted. This gives your agent time to shop multiple carriers and flag any issues early.

Mistake #2: Not Understanding Roof Age and Condition

Insurance companies in Virginia have become very strict about roof age and condition, especially in areas like Chesterfield where storms and wind claims are increasing. Even if the roof passed the home inspection, it might not pass underwriting.

For example, if the roof is over 15 years old—even if it looks fine—some carriers will:

Exclude roof damage from coverage
Only pay actual cash value (depreciated value) for roof claims
Decline coverage altogether

This becomes a problem if you’ve already paid for inspections and appraisals, only to find out you can’t insure the home affordably.

Hoppy Tip: Ask your realtor for the roof age early in the process. If it’s older than 10–15 years, let your insurance agent know right away so they can find a carrier that accepts it or prepare for any special requirements.

Mistake #3: Overlooking 4-Point Inspection Requirements

Some insurance companies in Virginia require a 4-point inspection before insuring homes over a certain age (typically 30–40 years old). This inspection looks at:

Roof
Plumbing
Electrical
HVAC

Even if your home inspection passes, insurance companies may decline coverage if:

There’s outdated wiring like aluminum or knob-and-tube
The home has polybutylene or galvanized pipes
The HVAC is original or in poor condition

If you wait too long to find out about these requirements, it could delay the policy—and your closing.

Hoppy Tip: If the home was built before 1990, ask if a 4-point inspection is needed. Your insurance agent can guide you through it and recommend inspectors if needed.

Mistake #4: Ignoring Flood Zones and Water Coverage

Many buyers assume if the home isn’t near a river, they don’t need flood insurance. But FEMA maps don’t tell the whole story. Parts of Chesterfield County—especially low-lying areas and neighborhoods near creeks or poor drainage—are increasingly vulnerable to flash flooding.

Surprise: your lender might require flood insurance even if the seller didn’t have it.

On top of that, many standard home insurance policies now limit or exclude water damage, unless specific endorsements are added.

Hoppy Tip: Use a flood zone checker early in the process, and make sure your insurance quote includes options for:

Flood insurance (even if not mandatory)
Water backup or sump pump failure
Full water damage coverage (not just a $10K limit)

Mistake #5: Not Getting the Correct Named Insured

This sounds simple, but you’d be surprised how many closings are delayed because the name on the insurance policy doesn’t match the buyer or lender’s expectations.

For example:

If you’re buying the home under an LLC or trust, your insurance must reflect that.
If a spouse or co-buyer is not listed correctly, it can cause lender delays.
If your lender requires a mortgagee clause and it’s missing, the underwriter may reject the insurance binder.

Hoppy Tip: Give your insurance agent a copy of the lender’s contact info and how your name appears on the loan application. This ensures the policy is issued with the correct information from the start.

Mistake #6: Failing to Ask About Deductibles and Coverage Gaps

Some policies may look cheap on paper—but that low price might come with:

A high All Other Perils (AOP) deductible
A 2% hurricane deductible (common in Virginia)
Excluded coverages like theft, personal property replacement, or ordinance & law

These gaps can come back to haunt you if something happens after closing and you find out you’re underinsured.

Hoppy Tip: Make sure you understand what you’re buying. Ask your agent to walk you through the deductibles, exclusions, and any recommended endorsements like:

Personal property replacement cost
Extended dwelling coverage
Ordinance or law coverage
Water backup protection

Mistake #7: Not Working With a Local Insurance Expert

Big-box carriers and online quoting sites can’t always navigate the specific needs of Chesterfield County. Every ZIP code, neighborhood, and home style is different. A local agent like Hoppy Insurance Agency understands the underwriting quirks of Virginia carriers—and the risks specific to our area.

We work directly with your realtor and lender to provide everything needed for a smooth closing, including:

Evidence of insurance
Mortgagee clause formatting
Quick policy updates if the loan terms change

Hoppy Tip: Don’t leave this critical part of your closing to chance. Choose a local agent who’s responsive, connected, and understands the market.

Final Thoughts

Buying a home in Chesterfield County should be exciting—not stressful. But insurance mistakes can turn a smooth closing into a frustrating delay. By starting early, working with an experienced local agent, and understanding the risks unique to our area, you can avoid surprises and protect your investment from day one.

At Hoppy Insurance Agency, we specialize in helping buyers get to the closing table on time—with the right protection in place. We work closely with realtors, mortgage brokers, and inspectors to make sure insurance is the easiest part of your home-buying journey.

Ready to lock in your insurance and breeze through closing? Contact Hoppy Insurance Agency today for a fast, local, personalized quote.