New Home Insurance Checklist for Charlotte Buyers

Your lender will want proof of homeowners insurance before closing. Starting early avoids last-minute surprises. Use this checklist.

As soon as you're under contract

• Start quotes right away. Don't wait until the week of closing.
• Get the property details: year built, square footage, roof age and material, construction type, and heating type. Your listing and inspection report usually have them.
• Check flood risk. Look up the address on FEMA's flood map service center or Charlotte-Mecklenburg Storm Water Services floodplain maps. If the home is in a mapped high-risk zone, your lender will require flood insurance, which is a separate policy.
• Read the inspection for insurance red flags: older roofs, outdated electrical panels, or plumbing issues can affect eligibility.

Townhomes, condos, and HOAs

• Request the HOA master policy. It shows whether you need a condo (HO-6) policy or a full homeowners policy, and what parts of the building you're responsible for.
• Ask about loss assessment coverage in case the HOA charges owners after a large claim.

Lake Norman and waterfront homes

• Ask about docks and boat lifts, and whether they're covered.
• Quote boat insurance separately.

Choosing coverage

• Dwelling coverage should reflect the cost to rebuild, not your purchase price.
• Liability: consider higher limits and an umbrella, especially with a pool or dock.
• Deductibles: pick an amount you could pay after a loss.
• Bundle auto. If you're moving from another state, register your vehicle in NC and get an NC auto policy. NC requires 50/100/50 liability for policies issued or renewed on or after July 1, 2025.

Before closing

• Bind the policy effective on your closing date.
• Send the declarations page and invoice to your lender and closing attorney. Many buyers pay the first year through escrow at closing.
• Confirm the mortgagee clause is correct.

Frequently Asked Questions

When should I buy homeowners insurance for a new home?

Start shopping as soon as you're under contract, and have it effective on closing day.

Is flood insurance required in Charlotte?

Only by lenders for homes in mapped high-risk flood zones, but flood isn't covered by homeowners insurance anywhere.

Do I need my own policy for a condo?

Usually yes, an HO-6 policy. The HOA master policy decides how much you need.