Insuring an Older Home in BC: Tips for East Hill Owners

Quick answer: Insurers look closely at the wiring, plumbing, heating and roof in older homes. Work with a broker who knows older and heritage properties, document every upgrade, disclose everything, and make sure your coverage reflects what it would really cost to rebuild. Do all of this before your subjects come off.

East Hill is full of homes from the 1890s through the post-war years. Insuring one of them isn’t hard, but it does take more preparation than insuring a new build. These tips draw on consumer guidance from the Insurance Bureau of Canada (IBC).

What insurers want to know about older homes

IBC notes that older buildings often have “different materials, different systems” than newer ones. Expect questions about:

Electrical: knob-and-tube, fuses vs. breakers, panel size and age;
Plumbing: galvanized supply lines, cast-iron or clay drains, when things were updated;
Heating: the type and age of the system, and any oil tank on the property;
Roof: the material and how old it is;
Construction: year built, square footage, finishes and special features.

Eight practical tips

1. Shop with a broker who knows older homes

IBC suggests talking to brokers with heritage building experience and asking which insurers they can access. Not every insurer approaches older homes the same way.

2. Build a file on your house

Gather details about wiring, plumbing, heating and insulation: invoices, permits, electrician and plumber reports, photos. A good file makes quoting easier and can help at claim time.

3. Upgrade the big systems

IBC says upgrading electrical, heating and plumbing systems may help reduce your premium, and recommends updating outdated wiring and installing safety detectors. Tell your insurer when you make improvements, since you may be eligible for a discount.

4. Protect against water

IBC lists sewer backwater valves and sump pumps among the upgrades that can reduce water damage risk. On a hillside neighbourhood like East Hill, good drainage around the house matters too.

5. Disclose everything

IBC warns that withholding information could lead to a cancelled policy or a denied claim. If you know about knob-and-tube, an old oil tank or a past leak, say so.

6. Get the rebuilding cost right

Coverage should reflect what it would cost to rebuild, not the market value or the land. IBC advises against including land value in your rebuilding estimate. Rebuilding plaster walls, custom millwork and period details can cost more than standard construction, so talk to your broker about how your policy handles that.

7. Check heritage rules at City Hall

IBC suggests researching local bylaws on heritage designations and rebuilding requirements. If your home is protected by a designation bylaw or Heritage Revitalization Agreement with the City of Vernon, ask how that could affect rebuilding after a loss, and share the answer with your broker.

8. Review regularly

IBC notes that labour and material costs change, so your home’s insured value should be reassessed from time to time. Review your policy every year and after any renovation.

Buying an older East Hill home? Line up insurance early

Call your broker as soon as you’re seriously looking at a home.
Share the inspection report once you have it.
Confirm you can get coverage, and on what terms, before removing your subjects. Your lender will need proof of insurance before completion.
If the insurer wants upgrades, get quotes so you can factor them into your decision.

My local checklist for buying an older East Hill home covers the systems insurers care about most. If you have questions about East Hill in general, try my East Hill FAQ.

This is general information, not insurance or legal advice. Confirm coverage details with a licensed insurance broker, and talk to your lender and lawyer about your purchase.

Resources

Insurance Bureau of Canada consumer information: ibc.ca, or 1-844-227-5422.
City of Vernon Heritage Register, to check your home’s heritage status.
IBC also points heritage owners to groups like the National Trust for Canada, which offers heritage expertise and a specialized heritage home insurance program.

FAQ

Is it harder to insure an older home in Vernon?

It can take more work, especially if the home has original wiring, older plumbing or an oil tank. Upgraded systems and good documentation usually make it easier.

Will upgrading my wiring lower my premium?

It may. IBC says upgrading electrical, heating and plumbing systems may help reduce premiums. Ask your insurer about discounts when you make improvements.

Should my home be insured for its market value?

No. Coverage should reflect the cost to rebuild the home, not its market value or the value of the land. Your broker can help you estimate it.

Buying an older home on East Hill? Call or text me at (250) 550-6979, or browse East Hill homes for sale.