A historic home can usually be insured with a standard homeowners policy, but the policy may not pay to restore it the way it was built. Plaster walls, slate roofs, old-growth timber, and handmade millwork cost far more to replace than modern materials, and repairs may need to meet current building codes or local preservation rules.

The questions that matter most are how the policy values the home, whether the dwelling limit reflects the real cost of restoration, and how Massachusetts rules on historic districts, lead paint, and oil heat apply. For homes that are simply older rather than historic, see our guide to insurance for older homes.

How insurers value a historic home

The way a policy settles a claim on the house decides whether you can restore original features or must accept modern substitutes. Many standard homeowners policies pay replacement cost on the house itself, but some insurers offer very old or historic homes only other settlement methods.

Settlement terms vary by insurer and policy. Review your policy and confirm the details with your insurance professional.

Replacement cost only helps if the dwelling limit is high enough. A home's market value and its restoration cost can be very different, so base the limit on a replacement cost appraisal from someone who knows historic construction. Our article on market value vs. replacement cost explains the difference.

Coverages that matter for historic homes

• Ordinance or law coverage. Pays the extra cost of bringing a damaged home up to current building codes, which can include wiring, exits, and structural work. Many standard policies include a limited amount, so check your limit and consider raising it.
• Dwelling and other structures limits. Barns, carriage houses, and stone walls are often insured for less than they would cost to restore.
• Debris removal. Older materials such as plaster, lath, and lead-painted wood can cost more to remove and dispose of.
• Scheduled personal property. Antiques and period furnishings may exceed a policy's limits for certain categories of property. Scheduling them with appraisals sets their value in advance.
• Water backup and service line coverage. Older plumbing and sewer lines are more likely to fail, and these losses are often excluded or limited unless you add an endorsement.

Massachusetts rules that affect historic homes

Several state and local rules change what a historic home owner needs to plan for.

Policy terms vary. Confirm how these rules apply to your home with your insurance professional.

If your home is in a local historic district, contact the town's historic district commission before you need repairs, so you know which materials it will require. Our article on how renovations affect your homeowners insurance covers what to tell your insurer when you make changes.

If your home has an oil tank, ask your agent whether you have oil leak coverage. Under the state's guidance, the coverage insurers offer must provide at least $50,000 for cleanup and damage at your property and $200,000 for damage to others.

What insurers check on older homes

Underwriters look closely at the systems most likely to cause a claim: older electrical wiring such as knob-and-tube, aging roofs, older plumbing, and oil heating systems. Water and fire are among the most common reasons for home insurance claims. Some insurers won't write a home until outdated wiring is replaced, or will ask for an inspection or proof of updates. Keep records of when the roof, wiring, plumbing, and heating were last updated.

If standard insurers decline your home

If you can't find coverage in the regular market, the Massachusetts Property Insurance Underwriting Association, known as the Massachusetts FAIR Plan, is the state's insurer of last resort. You must certify that you made a reasonable effort to get insurance elsewhere. The Massachusetts Division of Insurance describes its coverage as roughly in line with a standard homeowners policy but more basic. The home must be maintained and can't be vacant, and flood isn't covered.

Steps to protect a historic home

1. Get a replacement cost appraisal from someone experienced with historic construction, and set your dwelling limit from it.
2. Ask how the policy settles claims: replacement cost, functional replacement cost, or actual cash value.
3. Check your ordinance or law limit, and raise it if your home has outdated systems.
4. Photograph and document original features, materials, and past restoration work.
5. Schedule valuable antiques and period items separately.
6. Review your coverage after any renovation or restoration project.

Getting insurance for a historic Massachusetts home

IZC's licensed specialists can help owners of historic and older homes compare coverage from the insurance companies IZC works with, including replacement cost settlement and higher ordinance or law limits. Before you request a quote, have the year built, recent updates to the roof and systems, and any appraisal ready. If you ever need to file a claim, our guide to how post-repair reimbursement works explains how replacement cost claims are often paid in stages.