5 Tips for Navigating the Next Generation of Real Estate

Family leaving houseTimes have changed since the real estate boom of the 1980s. New technology, the flow of information, the global economy and a shift in societal structures have altered the real estate game forever. This isn’t our parents’ real estate market. And some of the strategies that were put to use in the ‘80s, if implemented today, would cause financial harm or result in missed opportunities — or both.

Here are five tips to consider as you explore buying or selling in this next generation of real estate.

1. We have evolved: Owning might not be for everyone

The typical home buyers of last generation got married in their early 20s, moved to a single-family home in the suburbs, got a 30-year fixed mortgage and planned to pay it off. Buying a home happened once, maybe twice in a lifetime.

It’s no longer standard practice to live in your hometown after high school or college. In fact, it’s more common for today’s professional to take a job in Denver, Dallas or even Dubai. Additionally, that stable long-term job, with access to a pension after retirement, has all but evaporated. Buyers change jobs more often than ever. The flexibility granted by renting has provided a different picture of today’s American Dream for many.

2. Technology speeds things up: But don’t rush a real estate purchase

Not unlike most industries, technology and the Internet have sped up the processes of looking for, transacting or selling a home. A great new listing could hit a buyer via a text from their agent, an email alert from the local MLS, a notification from Zillow on a mobile device and maybe even an old-fashioned phone call from the buyer’s agent. The actual real estate transaction process has been sped up as well. Clients can sign contracts or review property inspection reports and disclosures on a mobile device during their beach vacation. Even so, no matter how quickly we move or how much technology can make our world efficient today, buying or selling a home should never be rushed.

3. The real estate agent’s role has shifted: But a good agent still matters

Before the Internet and online listings, some people believed the real estate agent’s only value was to provide access to the listings. It’s always been a highly emotional and financial decision, and a good local agent likely did more than just open doors in the 1980s. Today, an additional part of the agent’s role is to make sense of the information. Data alone is meaningless without color. A good local agent, living and breathing their market, will add more value than ever. Finally, in many parts of the country, where attorneys are not involved in real estate transactions, the agent is the center of the transaction. Don’t settle. If you are not impressed with your agent, find another. The right agent can make all the difference.

4. It’s a seller-beware culture today: Do your homework

Search is in the DNA of millennial or Gen Y buyers today. They simply won’t take anyone’s word for anything. They will search, research and double-check everything. A smart seller today needs to be armed and get one step ahead of the buyer. Today’s buyers have much more at their disposal, and so it’s the seller who needs to beware. Not knowing what the buyers are seeing or staying one step ahead of them can affect your bottom line when going on the market today. Leverage today’s resources and technology and think like a buyer before going on the market. Once you go live, there’s no turning back. If you aren’t completely ready to sell, don’t list.

5. Know all of the loan options available today: Choose carefully

Access to dozens of loan products didn’t exist just 15 years ago. Banks have developed new products to evolve with the times. The acceptance and use of some of those products, for some people, led to a steady stream of foreclosures years later. When I bought my first home in 2004, my father suggested I get a 30-year fixed mortgage. I thought he was crazy. I didn’t know what I’d be up to in five years, much less 30. A buyer today needs to spend some time researching loan options and consider them in the context of their personal situation. Work closely with a good local mortgage professional to help decide which type of loan makes sense for you – now and in the future.

It’s emotional — and that’s not likely to change

No matter the decade, the changes in consumer behaviors, or the type of home, real estate transactions will always be more personal than any other. Add to this the changes in technology and the access to information, and it’s easy to lose sight of what’s important. Unlike buying a new flat-screen TV or selling a used car online, buying or selling a home will always be an emotional purchase. A home is where people have made some of their most important memories, a place that has been constant through the ups and downs of life. While the world may be speeding up on what seems like a daily basis, it’s always a good idea to take it slow when buying or selling a home.

Source: http://www.zillow.com/blog/the-next-generation-of-real-estate-150749/


How Much Does It Cost to Refinish Hardwood Floors?

Vintage room hardwood floors

Whether you’re moving into a fixer-upper or just looking to spruce up your existing space, refinishing hardwood floors can add warmth and beauty to almost any home.

The cost to refinish hardwood floors depends on where you live, the type of wood, how large an area you’re planning to refinish and the condition of your floors.

But, even before you start getting bids on your project, you need to determine whether your floors truly need to be refinished (sanding off the existing finish down to bare wood) or whether they should simply be “screened and recoated” (sprucing up an existing coat of polyurethane by lightly sanding the old finish and top-coating it).

Screen and recoat

Anita Howard, chief operating officer and a spokeswoman for the National Wood Flooring Association, says if homeowners regularly maintain their hardwood floors, they may never have to refinish them.

Polyurethane is used as a protective coating for many wood floors. Over time, that coating is worn away by day-to-day use. Every few years, before the protective coat has grown too thin, it must be refreshed with a new coat. The floors first must be cleaned. The finish layer is then abraded so the new finish has something to hold onto, and then the new coat of finish is applied.

This process, also known as “pad and recoat,” costs significantly less than total floor refinishing at around $1,000 to $1,400 for 800 square feet.


If you decide to hire a professional to refinish your floors, you’ll want to start by asking friends and neighbors for recommendations and then do some comparison shopping. Ask potential hires:

  • How much experience do you have?
  • Who will do the actual work? The business owner may be a salesman but not a refinisher. Determine the competency of the individuals who will be doing the work — and ask who will be supervising them.
  • Can you provide references? Not only do you want to talk to those references, you should take the time to visit businesses or residences where the contractor has done work. Be wary of contractors who won’t put you in touch with past clients.
  • Who is responsible for moving heavy furniture and appliances? How will you protect built-in cabinetry and shelving?
  • Who is responsible for cleanup and debris removal at the completion of the project?
  • How will you protect the rest of my home from dust?
  • What are the conditions of payment and to what extent do you guarantee your work?

Costs for this job will vary greatly, depending on material costs, delivery costs, disposal fees and labor costs. According to the vendor-neutral, online home source Homewyse, the average professionally completed refinishing job costs $3.32 to $3.70 per square foot in 2014. That figures out to $2,656 to $2,960 to refinish 800 square feet of hardwood floors.

Note: If your floors are made of cumaru, ipe, wenge or some other type of exotic lumber, it’s likely you’ll be charged more. Some exotic woods are extremely reactive to changes in moisture; others are so hard they can burnish when you’re trying to sand them. Additionally, the dust of some exotic species actually makes people ill and must be handled with extreme care.

DIY refinishing

If you’re short on cash and long on patience and skill, you may want to refinish your floors yourself. Be warned: It’s a messy and time-consuming job. That said, it can be done.

You’ll need a drum sander to tackle the task. Because floor refinishing isn’t something you’ll be doing very often, this is one tool it makes more sense to rent than buy. Many hardware and home improvement stores rent these machines for about $60 per day (figure $120 for a weekend of sanding). Drum sanders are big and noisy and, if not handled correctly, can gouge a floor in mere seconds; ask the staff where you rent the machine for advice and best practices.

Beyond this rental fee, you’ll need to invest in a claw hammer ($25), belt sander for getting into the spots the drum sander can’t reach ($60 to $100), sandpaper for both sanders ($60), shop vac for cleanup ($70 to $170), nail set to countersink nails ($10), paint roller, roller covers and extension pole for applying varnish ($50), water-based polyurethane clear varnish (4 gallons will cover 800 square feet at a cost of $165 to $360), painter’s rags for dust cleanup ($13 for 5 pounds), safety glasses ($8) and respirator ($30).

Sure, you might have some of this equipment on hand, but if you had to start from scratch, it would likely cost you $600 to $915 to refinish 800 square feet of hardwood floors yourself.

Source: http://www.zillow.com/blog/cost-to-refinish-wood-floors-145520/

Dome Homes for Sale

In a sea of homes with perpendicular walls, dome homes offer a unique architectural twist. These homes can also be a smart investment: The geodesic dome shape makes them highly energy efficient and can be powerfully protective against stormy weather.

Here’s a sampling of these unique structures currently on the market.

North Myrtle Beach, SC

503 2nd Ave S, North Myrtle Beach, SC
For sale: $321,600

North Myrtle Beach, SC
This charming and sturdy 2,850-square-foot home
 has a variety of desirable features. This 5-bedroom, 3-bathroom home garnered a WalkScore® rating of 89/100, and the assigned schools are ranked 7/10 and above by GreatSchools. The outdoor pool and hot tub pavilions add to the home’s appeal.

Black Hawk, CO

165 Laura Ave, Black Hawk, CO
For sale: $225,000

Black Hawk, CO
This quaint, 1,567-square-foot home may be small in size, but not in style. The interior is vibrant and welcoming, and the exterior has comfort with an expansive patio and hot tub.

Arlington, WA

14805 313th St NE, Arlington, WA
For sale: $363,000

Arlington, WA
The open kitchen, custom tiled baths and refinished hardwood floors give this 4-bedroom, 3-bath home a luxe look. A children’s bedroom, adorned with painted clouds and kites, adds an artistic and playful element. The 2,988-square-foot home is on a fenced 5-acre lot, complete with a private waterfall and creek frontage.

Beaverton, OR

17220 SW Kemmer Rd, Beaverton, OR
For sale: $479,250

Beaverton, OR
This 4-bedroom, 3-bath home consists of two domes, offering 3,865-square-feet of living space on a 1-acre lot. The interior is warm and inviting, with various wood features and a multi-level family/media area.

Stockton, NJ

22 Seabrook Rd, Stockton, NJ
For sale: $549,900

Stockton, NJ
This eclectic gem is located at the end of a long drive, situated on a 5.71-acre lot with lush foliage, open fields, an expansive patio and a pool. The 1,320-square-foot home has an open floor plan consisting of 3 bedrooms and 2 bathrooms.

Paso Robles, CA

2395 Nacimiento Lake Dr, Paso Robles, CA
For sale: $749,900

Paso Robles, CA
Have you ever dreamed of living in wine country? This 1,800-square-foot, 3-bedroom, 3-bath home boasts a 360-degree view of the surrounding vineyards and foothills. A solar heated spa and covered shooting range are among the amenities found on this 33-acre lot.

Sedona, AZ

7625 State Route 179, Sedona, AZ
For sale: $985,000

Sedona, AZ
This 3.53-acre compound contains of 10 colorful domes
, with 4,949 square feet in total living space. The 3-bedroom, 3-bath home has been rendered as “one of the most recognizable homes in Sedona,” due to its avant-garde design and fame from television shows such as “Extreme Cribs.” Notable features include a secluded pool and a living room with an indoor water feature.

New Paltz, NY

116 Canaan Rd, New Paltz, NY
For sale: $1.2 million

New Paltz, NY
This 2,400-square-foot oasis
 is nestled in a peaceful, natural setting, only taking up a fraction of the giant 28-acre lot. The 3-bedroom, 3-bath home’s interior has a stylish, minimal feel, complete with soaring ceilings and a deck curved around the circumference of the home.

Source: http://www.zillow.com/blog/dome-homes-for-sale-150460/

Beyond the Red Carpet: What It’s Really Like to Live in Los Angeles

Source: Wikipedia Commons

From oceanfront mansions dripping with luxury to celebrity real estate, Los Angeles is known for housing the rich and famous. But as one of the most populous and ethnically diverse cities in the country, L.A. is about more than the Hollywood scene. We asked 10 residents working in different industries across the city to share their insight.

What’s it like living in a tourist destination?

It’s always fun to see celebrities, and the thing about L.A. is there are so many here — getting coffee, at the gym, just walking down the street. There is always that awkward thought in your head, to say something or not. Approaching them is a total personal judgment call. I remember being at a nail salon and seeing all these photographers swarming around the window to get pictures of a celebrity that was inside. I swear, as I glanced around the salon, I had no clue who was inside with me. That’s the thing: Sometimes the paparazzi bring more attention to them than you would notice as you go on about your own day. Living right off Sunset is cool to see the tourist that come to the neighborhood. They are there for either the rock scene, which is so central to the strip, or they are in an open-air TMZ bus, which is always funny to see how just about everyone that comes to L.A. loves to take a tour. — Stacey Cohen

Do most people work in the media/film industry?

Believe it or not, most people around L.A. don’t work in what we simply call “the industry.” L.A. is the largest manufacturing center in the U.S. Health care is also a common industry, and retail is close behind. (Hey, you have to work somewhere when looking for your next big break!) — MJ Natal

Do you think L.A. is an affordable city? What are some budget friendly things to do?

It’s very affordable, yes. While it may not seem like this, many places — namely museums and big businesses — frequently host free days at their institutions and donation-only programs. The other good thing about L.A. is that you can do free things like go hiking or go to the beach or walk around the grounds of a museum or mall quite easily, which are all free. — Kyle Raymond Fitzpatrick

Favorite thing about living in L.A.?

I love that in L.A. there is everything I need. There are great sources for my interior design business, great museums and great food. (Not to mention the ocean nearby!) — Christine Fife

Least favorite thing about living in L.A.?

Traffic! Traffic! Traffic! — Tisha Berg

The Venice boardwalk. Source: Wikipedia Commons

Which tourist attractions are worth it, and which would you skip?

I’m not much one for the typical Hollywood tours — the wax museums and Walk of Fame are probably something everyone should do, but they’re not my top picks. And personally, I can skip Chinatown — it doesn’t really compare to Chinatown in San Francisco. When I have guests in town, I suggest my own personal Three Days in Los Angeles Tour: Day 1: Take a trapeze class on the sand or a surf lesson in Santa Monica; walk the Santa Monica Pier then the Third Street Promenade; cruise up the Venice Beach Boardwalk to see the unique and bizarre; head over to Abbot Kinney to hit the galleries and boutiques; finish with dinner at Gjelina. Day 2: See a taping of your favorite TV show; visit the La Brea Tar Pits; explore Hollywood Boulevard for Grauman’s Chinese Theatre [which is now called TCL Chinese Theatre]; pack a picnic dinner and see a concert at the Hollywood Bowl, or a classic film at the Hollywood Forever Cemetery (amongst the headstones!). Day 3: Have breakfast and an architectural tour at the Getty Museum; head into West Hollywood to explore The Grove and Farmers’ Market; see the stars (literally) at Griffith Observatory; dinner at Yamashiro (a mountain-top Asian palace with a 600-year-old pagoda); after-dinner drinks at Chateau Marmont for a little celeb-sighting; late-night rock concert at the Troubadour or club-hopping on the Sunset Strip. — Jennifer Farrell

Best neighborhood to raise a family? What about restaurants and nightlife?

The best neighborhood to raise a family is probably in the Valley, like Sherman Oaks or Studio City. They are close enough to central L.A. without all the craziness. Whenever I get asked about night life and restaurants, I always question, “What vibe are you going for?” I personally like Los Feliz, West Hollywood, Santa Monica and Venice. Culver City is on the rise as well. — Whitney Lader

Studio City home for sale

How would you rate Los Angeles schools?

I would rate L.A. schools as inconsistent. The classrooms are too crowded. To rate a Los Angeles school would depend on whether it’s in the L.A. Unified School district or a private school. L.A. Unified is not a favorite of mine. — Meredith Greenberg

Is L.A. traffic really as bad as it seems?

Yes. Most people have long commutes, and there can easily be traffic jams on the weekends and late at night. I try to avoid it by living close to my office and taking public transportation, as it’s sometimes more convenient. — Angela Hamilton

What’s L.A.’s best-kept secret?

There’s good food everywhere, and you don’t have to spend a large amount of money for an amazing meal. Strip malls have some of the best restaurants in the city.  — Candice Berneman Kahn

Source: http://www.zillow.com/blog/living-in-los-angeles-150073/

5 Spring Home Maintenance Musts

By Michael Franco

House from Digs
Nothing renews that feeling of pride of ownership more than attending to annual home maintenance tasks (especially once they are completed and behind you). Now that spring has arrived, it’s time to investigate the condition of your home’s exterior — everything from the roof, gutters, siding, and foundation to the lawn, shrubs, trees and garden. The chore isn’t so bad, and with a plan — and the right tools — you can make short work of many of these common tasks:


Spring is a good time to see what damage winter storms, snow and ice may have done to the exterior of your home. Take this time to inspect the roof; you can do it easily and safely from the ground with a pair of binoculars. Look for loose, curled or missing shingles and any bent or damaged flashing around chimneys, skylights or points where the roof makes contact with the house. Note where repairs are in order and make sure to get them done. Next, clean out your gutters and downspouts. With those spring showers on the way, you definitely want to make sure your gutters are clear of debris so that they function properly. Also use this time to inspect your home’s foundation and chimney; repair any cracks or crumbles. Small fixes now could save you money and headaches later.


Your trees and bushes will look and grow a lot better if you remove dead, damaged or overhanging branches. The main thing to remember here is to cut the entire branch off at the branch collar, which is the point where the branch connects to the trunk or another branch. Don’t leave little half branches or big stubs. You’ll get the best results using a handsaw or hand pruner, and it’s well worth investing in an extendable pruning saw with clippers if you have some branches that are just out of reach. Be sure to wear safety glasses and a hard hat if you are cutting branches directly overhead.


There’s certainly no shortage of things to clean outside when the spring season hits. A hose attachment like the HYDE PivotJet Pro can help with almost any cleaning task and lets you get the job done with ease since there’s no bulky or noisy engine to cart around or an electric cord to wrestle. Its powerful spray provides superior cleaning without the risk of damage associated with pressure washers. Use it to clean siding, windows, foundations, decks, gutters, patio furniture, grills, driveways, pool areas, fences, mowers and more. The spray wand with a pivot nozzle head gets into hard-to-reach spots, and a built-in liquid cleaner reservoir can be adjusted or turned completely off as needed. It’s much easier to use than a pressure washer, and much more affordable as well.

Touch-up painting

Exterior paint takes a beating throughout the year, so touching up those areas of your house, fence or shed where paint is starting to fail is a good way to avoid long-term damage and make everything look new and fresh. This isn’t a task you want to revisit every year, so it is crucial to follow the proper steps for prepping, priming and repainting.

Garden prepping

If you enjoy growing a vegetable or flower garden, then you have some prep work to do before it’s ready for seed or seedlings. Removing weeds and leaves, tilling or turning the soil, testing the soil and adding the appropriate fertilizers are just a few tasks you can start doing now. You might want to consider adding a motorized tiller to your arsenal of tools if you plan on keeping a good-size garden every year. If you get a jump on prepping your garden early in the season, you will have more time later to enjoy the fun part — watching your garden grow!

Source: http://www.zillow.com/blog/5-spring-home-maintenance-musts-150294/

Why Being Pre-Approved for a Loan Matters

Approved-098f7b-300x205.jpgSo much has changed in the past few decades that the old ways of buying or selling a home simply won’t work today. For decades, buying a home was pretty much the same thing: You shopped around, made an offer and then went to the bank to get a loan. If you were denied or there were problems, you walked away.

Today, a buyer needs to speak to the bank and get approved prior to shopping and definitely before making an offer on a home. Not beingpre-approved today won’t get you past the front door. Here’s why:

Markets move faster today

With online listings and so many real estate resources available to buyers and sellers, it’s easy to quickly get a property in front of the masses. Buyers aren’t waiting on a call or fax from their real estate agent like they did in the 1980s. Instead, motivated buyers get push notifications from Zillow or texts from their agents and see homes as soon as possible. It’s more efficient.

Transactions happen at the same speed. If you’re not approved for a mortgage when you make an offer, the seller risks waiting weeks to see if your loan will go through. That’s not good for them. Show that you’re pre-approved, and you’ve eliminated one huge hurdle for the seller.

Know what you can afford

People today are focused on their monthly payments more than the total purchase price. Why? Because, unlike the typical buyer a generation ago, many of today’s buyers don’t plan on staying in their homes for 30 years. Instead, they can commit to 7 to 10 years and are open to alternate mortgage options that could save them money on their monthly payments.

It’s helpful to know exactly what a $425,000 mortgage will cost vs. a $500,000 mortgage on a monthly basis. Also, in some parts of the country, there are options for FHA loans with as little as 3 percent down. Knowing all your options before you start shopping allows you to shop and buy smarter. There’s no sense looking at homes in the $400,000 range if you can afford more, and vice versa.

Competing with pre-approved buyers

Few buyers today get into the real estate market without forging a relationship with a local mortgage professional. It’s simply smarter to have your ducks in a row. In a competitive market, you may facemultiple offers on one property. If you don’t have a pre-approval letter to go with your offer, you have zero chance of getting your offer accepted. Not being pre-approved means you aren’t a serious buyer in the eyes of the seller.

Getting pre-approved means organizing all your documents, documenting your income, debt and credit, and understanding all the loan options available to you. There should never be a cost to be pre-approved for a loan. And you aren’t committed to a mortgage when going through the pre-approval. Got a signed contract from a seller? Then you’re ready to lock in a rate and choose the mortgage that’s best for you.

Source: http://www.zillow.com/blog/why-being-pre-approved-matters-150278/

Make Your Dog More Fetching to An Insurer

Siberian Husky Playing Fetch

By Arthur Murray

You love your dog, but your home insurance carrier doesn’t. Even though your dog has never bitten anyone, your provider considers it aggressive, simply on the basis of its breed. The result: You could be denied a policy for you home or be charged much higher premiums.

Some carriers will cover the house for fire, wind and other specified damage but exclude any claim related to the dog. Sound unfair? A lot of people believe so, including the American Kennel Club. The organization insists that coverage decisions should be made according to a dog’s deeds rather than its breed.

The “aggressive” designation can differ among insurance providers, but it generally is applied to the following breeds:

  • Akita
  • German shepherd
  • Great Dane
  • Siberian husky
  • Chow
  • Malamute
  • Mastiff
  • Wolf hybrid
  • Doberman pinscher
  • Pit bull
  • Staffordshire terrier
  • Rottweiler

What’s a dog owner to do?

The good news for you is that providers aren’t unified in their approach. If your carrier balks at covering your dog or threatens higher premiums, get quotes from several other providers. Each company treats dogs differently — some have no restrictions on the breed of animal. You may receive more favorable terms simply by talking to multiple insurance carriers.

Your homeowners insurance typically includes liability coverage, which is the portion of your policy that protects you in the event of a lawsuit. Owners of any breed of dog should be sure to have sufficient liability coverage just in case of a dog-related lawsuit. When you’re shopping for your policy, remember that your homeowners policy is only responsible for liability damages up to your coverage limit. Standard policies typically start coverage at $100,000, though the limit can be raised to $300,000 or $500,000 for a relatively low fee.

Dog owners may also want to consider an umbrella policy. This adds additional liability coverage above what comes with your homeowners or automobile policy. It will raise your limit to $1 million or more. Some home insurance providers may require you to carry an umbrella policy if your dog happens to be an “aggressive” breed or has a bite-history.

If you do wind up with higher premiums because of your dog, consider other ways to lower your costs. Many providers offer discounts that can lower premiums from the initial quote. One of the most lucrative is the home/auto bundle; installing smoke alarms, deadbolt locks and other safety features can also reduce your costs.

Preventing dog-related lawsuits

All dog owners can do their part to prevent injuries and lawsuits caused by their dog:

  • Socialize/train the dog. Introduce it to people early on, so that it will feel more comfortable when outside. Obedience courses are great, and you can get a certificate that might help you reduce your insurance costs. At the very least, teach the dog to sit, stay, heel and come when called.
  • Play non-aggressive games. Fetch is excellent, while tug-of-war could teach aggressiveness.
  • When the dog is outside, keep it on a leash. It’s great if you have a fenced-in yard and can let your dog run free there. Otherwise, you should keep it on a leash.
  • If the dog acts uncomfortable, remove it from that situation. Supervise your pet around small children.
  • Have your dog spayed/neutered. The procedure makes the dog much less likely to bite.

Steps a dog owner shouldn’t take

It would be easy to just not tell an insurer that you have a so-called “aggressive” dog or that your pet has previously bitten someone. But, that would be wrong, and it could backfire in a big way. If your pet bites someone, you won’t have coverage if the victim sues:

  • Think it won’t matter as long as you win the lawsuit? Think again. In the very best-case scenario, you could spend tens of thousands of dollars out of your pocket to defend yourself. If you have homeowners coverage, it typically would help with legal expenses in this scenario.
  • And if you lose the lawsuit? Then you’ll be responsible for those legal expenses and for any award made in the case. Remember, the average claim payout for dog bites is nearly $30,000. That could escalate quickly if you’re found responsible for rehabilitation costs or lost wages.

The potential risk

One thing you should accept: Dogs — even sweet ones — can be a liability. They do bite. Since 2012, home insurers have paid out more than $489 million in dog bite-related liability claims, according to the Insurance Information Institute. You can see why providers can be a little touchy. The institute reports that the total paid out annually for dog bites has increased more than 50 percent since 2003 and is likely to continue to do so.

Home insurance providers don’t hate dogs, although they do hate claims. But there’s no reason you have to accept a cancellation or premium hike without barking back.

Source: http://www.zillow.com/blog/make-dogs-more-fetching-to-insurers-147440/