The 7‑Point Oklahoma Homeowners Insurance Checklist Phil Uses to Plug Coverage Gaps
Philip Sheridan
Your policy binder feels thicker than Grandma’s Bible, yet most folks flip straight to the premium line and file it away. I used to write these contracts as a licensed Oklahoma broker, and I’ve seen claims die on one buried exclusion. Today, as co‑founder of 4D Restoration, I still open every declarations page before we set a single air mover. Below is the same seven‑point checklist I hand my neighbors. Use it now—while the roof’s dry—and you’ll sleep better when the sirens wail.
A ten‑minute policy audit today can save five‑figure heartache tomorrow.
Know Your Limits, Deductibles & Water Endorsements
Start at the bold numbers. Does the dwelling limit actually match rebuild costs in 2025 dollars? Construction inflation in Oklahoma jumps almost 7 % a year. Bump that limit or risk cutting corners later.
Next, check the deductible line. Wind‑hail deductibles often sit at two percent of the dwelling limit. On a $350 k home, that’s seven grand out‑of‑pocket. Can your rainy‑day fund handle it? Many carriers will trade a slightly higher premium for a flat $1 000 deductible—ask before storm season.
Finally, flip to endorsements. Water back‑up and sump overflow coverage is usually capped at $5 000. A mild Category 2 leak can hit $12 k fast. Call your agent and lift that cap to $10 k or more. We see flooded Yukon basements weekly that prove why.
Takeaway: Higher limits and fair deductibles cost pennies per day—big relief when a burst pipe soaks oak flooring.
Understand Exclusions, Mold Sublimits & Code‑Upgrade Coverage
Every policy hides a “wear and tear” clause that denies slow‑leak damage. Inspect supply lines and caulk yearly so insurers can’t tag the loss as neglect.
Mold often carries its own sublimit—sometimes just $2 500. That barely covers testing, let alone remediation. Our mold crews average $6‑8 k on moderate jobs. Ask for the $10 k mold endorsement; most carriers offer it for under $40 a year.
Oklahoma cities mandate code upgrades—think GFCI outlets or thicker drywall around garages. “Ordinance or Law” coverage pays that difference. Without it, you fund upgrades yourself before rebuild permits clear.
Takeaway: Read the fine print now, not while standing ankle‑deep in gray water arguing with an adjuster.
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Loss‑of‑Use, Personal Property, and Documenting Everything
If fire or tornado debris boots you from your home, “Loss‑of‑Use” (Coverage D) pays hotel stays and meals. We recommend limits at 20 % of dwelling value; one month in an OKC extended‑stay suite runs $4 200 for a family of four.
Inventory your valuables yearly. Shoot a phone video of every room and upload it to the cloud. Replacement‑cost personal property coverage reimburses new-for-old items—but only with proof. Otherwise, adjusters depreciate couches faster than kids can spill juice.
Finally, store digital copies of policies, receipts, and our free PDF checklist in two places. During a chaotic claim, organized paperwork keeps the process—and your blood pressure—low.
Takeaway: Proper documentation turns “he‑said, she‑said” into a fast, full settlement.
Insurance should feel like a safety net, not a trap door. Walk through these seven points today; call your agent tomorrow; keep the updated declarations page with our checklist. When water, smoke, or mold crash the party, dial our line—we’ll bring dehumidifiers and documentation savvy.
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Meet the Author:
Philip Sheridan
Hey, I’m Phil Sheridan — co‑founder of 4D Restoration, Army veteran (11B/13F), former Oklahoma police officer, and IICRC‑certified Water and Structural Drying technician. From combat zones to crime scenes, I’ve spent my career solving high‑stakes problems under pressure. Now I bring that same calm, mission‑first mindset—and an OSHA‑30 safety badge—to every flooded hallway and moldy crawlspace. My goal is simple: keep Oklahoma families safe, dry, and back to normal—fast.
Your Top Restoration Questions—Answered by Local Experts
Yes—if the water loss is covered, the carrier pays for certified drying gear we install.
Is floodwater ever covered under homeowners insurance?
No. You need separate NFIP or private flood insurance for rising groundwater.
Does a small ceiling stain count as sudden damage?
Usually not. Stains suggest a slow leak, which insurers label maintenance, not an insurable peril.
How long do I have to file a water‑damage claim in Oklahoma?
Most policies require notice “promptly” or within 60 days—file as soon as you discover damage.
Will a claim raise my premium?
Possibly. One claim often has little impact, but multiple water claims in three years can trigger surcharges.