You just signed a lease in Midtown, closed on a townhome near Washington Avenue, or opened a renewal that went up again. Here's the Houston catch: your county and which side of the city limit you're on can change the policy you need.
The U.S. Census Bureau's QuickFacts estimates 2,397,315 Houston residents as of July 2025, and only about 42% of occupied homes are owner-occupied, so most Houston households rent. We're Watson Insurance, an independent agency just south of the city in Friendswood. For the wider region, see our Houston Bay Area insurance guide; Clear Lake has its own page.
What does Watson Insurance insure for Houston households?
The short answer: We quote homeowners, condo, renters, landlord, auto and flood coverage for Houston addresses, and we build them to fit together so nothing falls between two policies.
Unit owners
Your share of the building, your things and your liability. See our condo page.
Apartments and rented homes
Belongings and liability your landlord's policy won't touch. See our renters page.
Inside Houston city limits, or just a Houston address?
The short answer: City limits decide which flood discount, floodplain building rules and short-term rental rules apply, and your county decides the appraisal district and flood maps, so we check both before we quote.
Houston isn't one county. The Handbook of Texas notes the city reaches into Harris, Fort Bend and Montgomery counties, and a mailing address that says "Houston" doesn't prove you're inside city limits. A quick check: enter your address in the city's council member lookup, or call 3-1-1.
- Inside city limits. Houston's Chapter 19 floodplain rules apply to new building, the city's Community Rating System discount applies to NFIP policies, and short-term rental hosts must register with the city.
- Your county. The appraisal district (Harris, Fort Bend or Montgomery) sets your home's value, and the county tax assessor-collector sends the bill. FEMA's draft remap through Harris County's MAAPnext program covers Harris County only.
- Wind is the same everywhere in Houston. No part of the city sits in the Texas Department of Insurance's designated catastrophe area, in any of the three counties.
What matters most for a Houston home policy?
The short answer: Because wind and hail stay on your homeowners policy here, the three things to check are the wind and hail deductible in dollars, a dwelling limit set to rebuild cost and how your roof would be settled.
No TWIA, so wind stays home. TDI's Harris County map page limits the county's designated area to land east of State Highway 146 inside Seabrook, La Porte, Shoreacres, Pasadena or Morgan's Point. Houston isn't on it. If every private carrier declines your house, the Texas FAIR Plan is the last resort, after two declinations from authorized insurers.
Your wind and hail deductible, in dollars. It's often a percentage of the dwelling limit. For example, TDI's market overview puts the 2025 preliminary statewide average coverage amount at $432,800; by our math, a 2% deductible would be about $8,656 per claim. Recent storms tested them: the National Weather Service described 100-plus mph winds in the May 16, 2024 derecho, and Beryl brought an 84 mph gust at Hobby Airport two months later.
Rebuild cost, not market value. TDI's homeowners guide says most companies require you to insure your house for at least 80% of its replacement cost, and some require 100%.
Our Houston home insurance guide covers carriers, Harvey by bayou and the Chapter 19 rule.
Do Houston homes need flood insurance?
The short answer: It's worth a quote at almost any Houston address, because home, condo and renters policies all exclude flood and most Harvey-flooded homes in Harris County sat outside the 100-year floodplain.
The Harris County Flood Control District's final Harvey report counted 154,170 flooded homes countywide. 68% were outside the 100-year floodplain, and only about 36% had flood insurance.
Houston also floods without hurricanes. In our review of FEMA's public NFIP claims data, the city logged 11,842 claims dated June 2001 (Allison), 3,326 from the April 2016 Tax Day floods, 2,495 tagged to Imelda and 788 tagged to Beryl.
Houston has taken part in FEMA's Community Rating System since 2001, which lowers NFIP premiums inside city limits; the city's June 2024 presentation to a council committee covers its standing, and we confirm the current class on every quote. Our Houston flood insurance guide has the details.
Condo, townhome or apartment: which policy fits a Houston home?
The short answer: Renters need their own policy for belongings and liability, condo owners need a unit-owner policy alongside the association's, and many townhome owners need a full homeowners policy because they insure the building themselves.
Renters. About 58% of occupied Houston homes are rented (Census, 2020 to 2024). TDI's renters insurance page puts it plainly: "Your landlord's insurance won't cover your personal items." It covers your belongings, even items stolen from your car, plus liability, and TDI puts the average Texas policy at about $20 a month. It doesn't cover flood.
Condo owners. TDI says condo insurance covers your belongings and your unit's interior. Ask us about loss assessment coverage for when the association bills owners for a covered loss or its deductible.
Townhome owners. Houston townhomes come in two legal forms. Some are condominiums, where the association usually insures the building. Others come with your own lot, where you usually insure it yourself. Your deed and the declaration tell you which, and that decides the policy.
Renting out a Houston house, or listing a short-term rental?
The short answer: A house you rent to a tenant needs a landlord policy instead of your old homeowners policy, and a short-term rental needs its own coverage conversation, because the city now requires registration but not insurance.
Long-term rentals. Kept your first house when you moved? Tell us before the tenant moves in. A landlord policy covers the building; we check whether liability and loss of rent are included.
Short-term rentals. Houston City Council approved a short-term rental ordinance on April 16, 2025, with a $275 annual registration fee per property, according to the city's announcement. The city's short-term rental page says it will start asking listing platforms to remove unregistered listings on January 1, 2027. The city's FAQ answers "No" to whether hosts must buy short-term rental insurance.
No requirement doesn't mean you're covered. TDI's home-sharing page warns that homeowners insurance "probably won't cover the costs if someone else gets hurt or causes damage," and that landlord insurance "may not be appropriate for short-term rentals." Call us before you list.
What should Houston drivers know about commutes, parking and car insurance?
The short answer: Houston driving means dense traffic, high theft and flooded streets, so keep PIP and UM/UIM, carry comprehensive, and know which policy pays when something happens in a parking garage.
TxDOT's 2025 crash tables count 60,317 crashes inside city limits; by our math with Census estimates, about 25 per 1,000 residents, against about 17 statewide. The average commute is 27.2 minutes (Census, 2020 to 2024), close to Texas's 26.7. The National Insurance Crime Bureau also counted 23,659 vehicle thefts in the Houston metro in 2025, fourth in the nation.
Example (hypothetical, with comprehensive and collision): one week in a downtown garage. Hail dents the roof on the top deck: comprehensive. You scrape a door on a concrete column: collision. Someone takes your laptop from the back seat: renters or homeowners, not auto. Each claim carries its own deductible. Water fills the lower level in a storm: comprehensive again. TDI's auto guide says comprehensive pays for "fire, hail, theft, flood, flying gravel, or hitting an animal," and it's optional unless a lender or lease requires it.
Texas requires 30/60/25 liability, and PIP and uninsured/underinsured motorist coverage are on your policy unless you reject them in writing. We'd keep both. Drive for a rideshare or delivery app? Personal policies typically exclude carrying passengers or property for a fee, so ask us. Our Houston car insurance guide has the rest.
How do we serve Houston from Friendswood?
The short answer: We check your city limit and county, compare our carriers at identical limits and deductibles, and handle almost everything by phone and email from our office just south of the city.
Our public carrier lineup for home and auto coverage is Geico, Progressive, Liberty Mutual and Safeco, plus NFIP and private flood. We re-confirm which carriers can write your specific policy before every quote, because appetite and appointments change. We are not appointed with every carrier in Texas.
Every quote uses the same limits, deductibles and endorsements, so a lower price isn't a thinner policy. We price home and auto together and separately. Our bundling guide covers the trade-offs. When we re-shop coverage, clients save on average about $500 a year; your result will depend on your home, cars and record.
Our office is at 2 Parkside Drive, Suite 109, Friendswood, open Monday through Friday, 9:00 AM to 5:30 PM. You don't need to visit: email your declarations pages to info@watsoninsure.com or call (832) 703-1289.
What should Houston households ask at renewal?
The short answer: Ask what your wind and hail deductible is in dollars, whether your limits still match rebuild cost, what your water endorsements cover, and whether your flood and car coverage still fit how you live.
- What is my wind and hail deductible in dollars?
- Does my dwelling limit still match rebuild cost and the carrier's 80% or 100% rule?
- Does my roof settle at replacement cost or actual cash value?
- Do I have sewer and drain backup coverage? See our sewer backup guide.
- Is flood in place, and does the limit fit?
- Did anything change? A new address, driver or rented room belongs on the policy.
Got a non-renewal notice instead? Texas Insurance Code §551.105 requires insurers to mail it at least 60 days before your policy expires. Our non-renewal guide covers next steps.
The bottom line
Insuring in Houston starts with two questions: are you inside city limits, and which county are you in? Then come the basics: a wind and hail deductible you can pay, a limit at rebuild cost, the right policy for your condo, townhome or apartment, a flood quote and a car policy that keeps PIP and UM/UIM. Neighbors can see our Pearland insurance and Friendswood insurance pages, or you can start a free quote.
Last reviewed by the Watson Insurance team on October 28, 2026. We re-check TDI's designated area, Houston's CRS standing and short-term rental rules, and Census, TxDOT and NICB figures when they change, and carrier appetite before every quote. Educational only, not personalized insurance advice.
