Insurance Talk Texas

AR Schell & Son Agency
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Insurance Talk Texas is the go-to podcast for anyone looking to understand the ever-changing world of insurance across the Lone Star State. Hosted in partnership with AR Schell & Son Agency—Collin County's oldest independent insurance agency, serving Texans since 1930—this show brings expert insights, practical advice, and real-world stories to help individuals, families, and businesses make informed insurance decisions. Each episode breaks down complex topics like auto, home, business, and life insurance into easy-to-understand conversations, while also covering emerging issues like flood coverage, liability protection, and risk management in Texas’s unique climate and economy. Whether you’re a first-time policyholder, a small business owner, or simply curious about how insurance impacts your life, Insurance Talk Texas delivers the knowledge you need—with local expertise you can trust. Be sure to visit AR Schell & Son Agency at https://schellinsurance.com for all your Texas insurance needs!

  1. 4d ago

    Texas Dram Shop Act & Liquor Liability Insurance: Is Your Restaurant or Bar Covered? | Insurance Talk Texas

    Call Schell Insurance at (972) 423-4546 for a personalized quote or visit https://schellinsurance.com to learn more about their comprehensive insurance solutions.   Serve alcohol at your restaurant, taproom, venue, or event? One overserved guest can turn into a lawsuit, and the Texas Dram Shop Act is the reason. In this episode of Insurance Talk Texas, we break down how the law works, why your general liability policy may not respond, and what North Texas business owners should check before the next busy weekend.   WHAT YOU'LL LEARN IN THIS EPISODE:   How the Texas Dram Shop Act in Chapter 2 of the Texas Alcoholic Beverage Code can make a business liable when a patron who was obviously intoxicated, and a clear danger to themselves and others, is served and then causes injury or damage   Why the phrase "obviously intoxicated" becomes the center of nearly every dram shop dispute, and how claims get argued after the fact with witness statements, tab history, and video   Who counts as an alcohol provider: bars, restaurants, breweries, event venues, hotels, caterers, and any business serving under a Texas permit or license   Whether Texas requires liquor liability insurance (it does not broadly, even though lawmakers have filed bills over several sessions), and why landlords, lenders, and venues often require proof of coverage anyway   Why standard general liability policies carry a liquor liability exclusion for businesses in the business of selling, serving, or furnishing alcohol   What host liquor liability means for companies that are not in the alcohol business but host holiday parties, client mixers, and company events   How TABC Safe Harbor works, including seller-server training, employer requirements, and why certification renewals need to be tracked   What a liquor liability policy typically covers, including bodily injury, property damage, and legal defense, and the exclusions to read closely such as assault and battery and punitive damages   Why occurrence versus claims-made wording matters, and why accurate reporting of alcohol sales on your application protects you at claim time   How to line up event contracts, TABC permits, and insurance certificates for weddings, private events, and catered functions   A simple four-step checklist: read your exclusion, certify your team, report sales accurately, and match your contracts to your coverage   WHY THIS MATTERS IN NORTH TEXAS:   Dining, entertainment, and event venues keep expanding across Plano, Frisco, McKinney, Allen, Prosper, and the rest of Collin and Denton County. More guests, more events, and more alcohol service mean more exposure. The time to find a gap is before a claim, not after an attorney's letter arrives.   HOW SCHELL INSURANCE HELPS:   Schell Insurance is an independent insurance agency in Historic Downtown Plano serving North Texas businesses. As an independent agency, Schell Insurance can compare options from multiple carriers, explain exclusions in plain English, and help you build coverage that fits how your business actually operates. Services include:   Liquor liability insurance for restaurants, bars, taprooms, and venues Commercial general liability and host liquor coverage review Business owners policies and commercial property Workers' compensation and commercial auto Umbrella and excess liability Professional liability, cyber, and management liability coverages Certificates of insurance and contract review support Annual policy reviews as your business grows   GET A PERSONALIZED QUOTE:   Phone: (972) 423-4546 Website: https://schellinsurance.com   Ask Schell Insurance for a review of your liquor liability exposure and find out exactly where your coverage stands today.   This episode is for general educational purposes only and is not legal advice or a guarantee of coverage. Coverage depends on your specific policy, its terms, conditions, and exclusions. Contact a licensed agent to discuss your situation.   Subscribe to Insurance Talk Texas for weekly, plain-English insurance education for North Texas businesses and families.   #InsuranceTalkTexas #SchellInsurance #LiquorLiability #DramShopAct #TexasDramShop #RestaurantInsurance #BarInsurance #TABC #TABCCertification #SafeHarbor #HostLiquorLiability #BusinessInsurance #CommercialInsurance #GeneralLiability #TexasInsurance #NorthTexas #Plano #Frisco #McKinney #Allen #Prosper #CollinCounty #DentonCounty #DFWBusiness #RestaurantOwners #SmallBusinessInsurance #EventInsurance #InsuranceEducation

  2. Oct 18

    Contractors Pollution Liability Insurance in Texas: Why Your General Liability Policy Won't Cover a Jobsite Spill | Insurance Talk Texas

    Call Schell Insurance at (972) 423-4546 for a personalized quote or visit https://schellinsurance.com to learn more about their comprehensive insurance solutions.   A hydraulic line fails on a North Texas jobsite. Fluid runs toward a drainage channel. The crew cleans up what they can see, and then a neighbor calls a lawyer. Who pays? For many contractors, the answer is a painful surprise, because most commercial general liability policies carry a pollution exclusion. In this episode of Insurance Talk Texas, presented by Schell Insurance, we break down contractors pollution liability insurance, often called CPL, and the gap it is designed to close.   WHAT YOU WILL LEARN IN THIS EPISODE:   Why the pollution exclusion in a general liability policy can leave contractors exposed, and why insurers define pollution far more broadly than most people expect, including fuel, hydraulic fluid, solvents, sealants, concrete washout, sediment, and even mold.   What contractors pollution liability insurance actually covers: third party bodily injury, property damage, cleanup costs, and legal defense when a pollution condition arises from your work, including work performed by subcontractors on your behalf.   How CPL can respond to both sudden spills and slow, gradual conditions, such as trapped moisture that turns into a mold problem months after a project is finished.   The Texas rules that sit behind these exposures, including the TCEQ construction stormwater general permit for sites that disturb an acre or more, Texas and federal NESHAP asbestos survey and notification requirements before renovation and demolition of covered buildings, and the licensing threshold for mold assessment and remediation under Chapter 1958 of the Texas Occupations Code.   How insurance requirements in construction contracts really work, including retroactive dates, extended reporting periods, additional insured requirements, and clauses that prohibit mold, lead, or asbestos exclusions.   The difference between claims made and occurrence policies, why the tail matters when a pollution problem surfaces years after the job, and how a lapse in a claims made policy can leave you uninsured for work you completed long ago.   Annual policies versus project specific policies, and three questions to ask before you buy: how the policy defines a pollution condition, how it treats mold and asbestos, and how long coverage continues after your work is finished.   Who should be thinking about this coverage: general contractors, construction managers, remediation firms, and trade contractors such as HVAC, plumbing, painting, roofing, paving, concrete, and electrical.   WHY SCHELL INSURANCE:   Schell Insurance is an independent insurance agency in Historic Downtown Plano serving North Texas contractors, builders, and business owners. As an independent agency, Schell Insurance can compare contractors pollution liability options across multiple carriers and review the insurance language in your contracts line by line, so you understand how your coverage responds before a claim ever happens.   CONTACT SCHELL INSURANCE:   Phone: (972) 423-4546 Website: https://schellinsurance.com Serving: Frisco, McKinney, Plano, Prosper, Allen, Collin County, Denton County, and the greater Dallas Fort Worth area   MORE FROM THE INSURANCE TALK TEXAS BUSINESS AND CONSTRUCTION SERIES:   This episode builds on our earlier conversations about commercial general liability, builder's risk, contractors tools and equipment, commercial property, commercial auto, commercial umbrella and excess liability, workers compensation, and contractor surety bonds. Together, these episodes walk North Texas business owners and contractors through the coverage that protects a company from the ground up.   ABOUT INSURANCE TALK TEXAS:   Insurance Talk Texas is a weekly educational podcast and YouTube series presented in partnership with Schell Insurance. Each episode delivers practical, research based insurance education for North Texas homeowners, drivers, families, and business owners, with a focus on Texas laws, regulations, and real world coverage gaps. New episodes every week.   IMPORTANT NOTE:   This video is for general educational purposes only and is not legal advice or a guarantee of coverage. Coverage terms, exclusions, and requirements vary by policy, carrier, and project. Talk with a licensed insurance professional about your specific situation.   #ContractorsPollutionLiability #PollutionLiabilityInsurance #ContractorInsurance #TexasInsurance #NorthTexasInsurance #CommercialInsurance #ConstructionInsurance #GeneralLiability #PollutionExclusion #SchellInsurance #InsuranceTalkTexas #PlanoTexas #McKinneyTexas #FriscoTexas #CollinCounty #DentonCounty #TexasContractors #BusinessInsurance #IndependentInsuranceAgency #InsurancePodcast

  3. Oct 11

    Contractor Surety Bonds in Texas: Payment and Performance Bonds Explained for North Texas Contractors

    Call Schell Insurance at (972) 423-4546 for a personalized quote or visit https://schellinsurance.com to learn more about their comprehensive insurance solutions.   You just won a public bid in Collin County, and the award letter gives you ten days to deliver a payment bond and a performance bond. Do you know how to get them? In this episode of Insurance Talk Texas, we break down contractor surety bonds in plain English, so North Texas contractors, subcontractors, and suppliers know exactly how bonding works before the clock starts ticking.   WHAT YOU'LL LEARN IN THIS EPISODE: - Why a surety bond is not insurance, and how the three-party relationship between the principal, the obligee, and the surety actually works - Why sureties expect zero losses and how the general indemnity agreement lets them collect from the contractor - What the Texas Little Miller Act, Chapter 2253 of the Texas Government Code, requires on public work contracts - The difference between a performance bond, which protects the owner, and a payment bond, which protects subcontractors and suppliers - Why public work on school, city, and county projects in Collin and Denton counties runs through these bond requirements - How sureties evaluate contractors using the three Cs: character, capacity, and capital - What a bid bond is and why owners ask for one with your proposal - How subcontractors and suppliers protect payment rights, including the notice deadline of the fifteenth day of the third month after each month of unpaid work - The waiting period and one year deadline for filing suit on a payment bond - Four common bonding mistakes, from overextending to ignoring the indemnity agreement   WHO SHOULD WATCH: This episode is built for general contractors, subcontractors, suppliers, and construction business owners in Frisco, McKinney, Plano, Prosper, Allen, and across Collin County and Denton County who want to bid on public work. If you have ever lost a project because you could not deliver bonds fast enough, or you are a subcontractor wondering how to get paid when a prime contractor stops paying, this conversation is for you.   SURETY BONDS VS. INSURANCE: Your commercial general liability policy responds to third party injury and property damage claims. It does not guarantee that you will finish a job or pay your suppliers. That is the job of surety. Think of a surety bond as a credential that proves you are good for it. It opens doors to public projects that unbonded competitors simply cannot bid.   THE ARC CONTINUES: This episode builds on our North Texas business and construction series covering commercial general liability, builder's risk, contractors' tools and equipment, commercial property, commercial auto, commercial umbrella, and workers' compensation. Together, these topics help North Texas contractors build a complete protection program from the ground up.   ABOUT SCHELL INSURANCE: Schell Insurance is an independent insurance agency in Historic Downtown Plano, serving families and businesses across North Texas. As an independent agency, Schell Insurance works with multiple carriers to find coverage that fits your real-world needs, and the agency has offered bonds and surety services since the 1930s. From contractor bonding to commercial general liability, commercial auto, umbrella, workers' compensation, and business insurance programs, the Schell Insurance team helps contractors prepare before the award letter arrives.   SCHELL INSURANCE SERVICES: - Contractor surety bonds and bid bonds - Commercial general liability insurance - Builder's risk insurance - Commercial property insurance - Commercial auto insurance - Commercial umbrella and excess liability - Workers' compensation - Business insurance for North Texas companies - Auto, home, renters, life, and umbrella insurance for families   START THE BONDING CONVERSATION BEFORE YOU NEED IT: Do not wait for the award letter. Call Schell Insurance at (972) 423-4546 or visit https://schellinsurance.com to talk with a local team about surety bonds and your full contractor insurance program.   This video is for educational purposes only and is not legal advice. Bond requirements, thresholds, and notice deadlines depend on the specific project and contract, so consult a licensed insurance professional and a construction attorney about your situation.   Subscribe to Insurance Talk Texas for weekly insurance education built for North Texas business owners and families.   #SuretyBonds #ContractorBonds #PaymentBond #PerformanceBond #BidBond #LittleMillerAct #TexasContractors #TexasInsurance #NorthTexas #CollinCounty #DentonCounty #McKinneyTX #PlanoTX #FriscoTX #ProsperTX #AllenTX #ConstructionInsurance #CommercialInsurance #PublicWorks #SchellInsurance #InsuranceTalkTexas #IndependentAgent

  4. Oct 4

    Is Workers' Comp Required in Texas? Non-Subscriber Risks for North Texas Businesses | Insurance Talk Texas

    Call Schell Insurance at (972) 423-4546 for a personalized quote or visit https://schellinsurance.com to learn more about their comprehensive insurance solutions.   Is workers' compensation required in Texas? For most private employers, the answer is no. Texas is the only state that lets private employers opt out. But "optional" doesn't mean "risk free." In this episode of Insurance Talk Texas, we break down what it really means to be a subscriber or a non-subscriber, why it matters for contractors and business owners in Frisco, McKinney, Plano, Prosper, Allen, and across Collin and Denton County, and what to review before an injury forces the question.   IN THIS EPISODE: Why Texas is the only state where most private employers can skip workers' comp What the Texas Department of Insurance survey found about how many employers carry coverage How the exclusive remedy works for employers who subscribe What non-subscribers give up, including the contributory negligence, assumption of risk, and fellow employee defenses Annual notice and reporting duties for employers without coverage Texas workplace fatality data, including construction's share of the total Texas Labor Code section 406.096 and what governmental entities require from contractors and subcontractors on public building and construction projects Why private general contractors across the Dallas-Fort Worth Metroplex often demand a certificate of coverage before work begins The independent contractor trap and why a signed agreement does not satisfy the public project certification requirement How workers' compensation premiums are built: payroll, class codes, and the experience modifier Why premium audits surprise so many contractors, and how uninsured subcontractors can add payroll to your audit What Part Two, employers liability, covers and how it connects to your umbrella policy Whether non-subscribing is ever the right call, and why it needs professional guidance   WHO SHOULD WATCH: General contractors, framers, roofers, concrete crews, electricians, plumbers, landscapers, restaurant owners, dental and medical offices, warehouse operators, retailers, and every North Texas business owner with employees or subcontractors. If you have ever wondered whether you need workers' comp, whether your subs are covered, or why your premium changed at audit, this episode is for you.   WHY IT MATTERS IN NORTH TEXAS: Collin and Denton County are among the busiest building markets in the country. New homes, schools, retail centers, and commercial projects mean more crews, more ladders, and more contracts that require proof of coverage. A missing certificate can cost you a bid. A misclassified worker can cost you far more. Knowing where you stand before a claim happens is one of the smartest moves a business owner can make.   ABOUT SCHELL INSURANCE: Schell Insurance is an independent insurance agency serving North Texas families and businesses. As an independent agency, Schell Insurance can shop multiple options, review your classifications and certificates, and help you understand your coverage in plain English. Whether you need workers' compensation, general liability, commercial property, commercial auto, umbrella coverage, builder's risk, or tools and equipment coverage, the team is ready to help.   CONTACT SCHELL INSURANCE: Phone: (972) 423-4546 Website: https://schellinsurance.com   RELATED EPISODES IN THE BUSINESS INSURANCE SERIES: Commercial umbrella and excess liability Commercial auto insurance Commercial property insurance Contractors' tools and equipment and inland marine Builder's risk insurance Commercial general liability   ABOUT INSURANCE TALK TEXAS: Insurance Talk Texas is a podcast and video series that explains insurance topics for Texas homeowners, drivers, families, and business owners. Each episode is presented by Schell Insurance and focuses on practical, Texas-specific information so you can make informed decisions. Subscribe so you never miss an episode.   This video is for educational purposes only and does not constitute legal or insurance advice. Coverage, eligibility, and requirements vary by situation, and policy terms control. Contact a licensed insurance professional about your specific circumstances.   #WorkersCompensation #TexasWorkersComp #WorkersCompTexas #NonSubscriber #TexasInsurance #InsuranceTalkTexas #SchellInsurance #CommercialInsurance #ContractorInsurance #SmallBusinessInsurance #PlanoTX #McKinneyTX #FriscoTX #CollinCounty #DentonCounty #NorthTexas #DFWBusiness #BusinessInsurance #IndependentInsuranceAgency

  5. Sep 27

    Commercial Umbrella Insurance in Texas: Why Nuclear Verdicts Mean North Texas Businesses Need Extra Liability Coverage | Insurance Talk Texas

    Call Schell Insurance at (972) 423-4546 for a personalized quote or visit https://schellinsurance.com to learn more about their comprehensive insurance solutions   Texas led the nation in nuclear verdicts last year, jury awards exceeding ten million dollars, and North Texas courtrooms have historically produced some of the largest awards in the state. If your business carries general liability, commercial auto, or employer's liability coverage, those verdicts can blow straight through your policy limits in a single afternoon. In this episode of Insurance Talk Texas, presented by Schell Insurance, we break down commercial umbrella and excess liability insurance, what they actually cover, how they differ from each other, and why more business owners across Frisco, McKinney, Plano, Prosper, Allen, and the greater Collin and Denton County area are adding this protection to their programs.   We cover the real difference between excess liability, which extends the limits of one specific underlying policy, and commercial umbrella coverage, which sits above multiple policies at once and can sometimes drop down to fill coverage gaps your primary policies don't address. We explain self-insured retentions, underlying limit requirements, and the difference between true umbrella coverage and follow-form excess policies that simply mirror whatever your underlying policy already says. We also connect this conversation back to our previous episodes on commercial auto insurance and commercial general liability, since umbrella coverage is designed to work alongside both.   For contractors and subcontractors bidding jobs across the Dallas-Fort Worth Metroplex, this episode also covers why general contractors increasingly require specific umbrella limits before you're even eligible to bid, and why waiting until renewal season to have this conversation can cost you work. Whether your employees drive for the business, your operations interact regularly with the public, or you're bidding on larger commercial contracts, this episode walks through exactly why your current liability limits might not be enough given today's Texas litigation environment.   Schell Insurance is an independent insurance agency serving business owners throughout North Texas, including Frisco, McKinney, Plano, Prosper, Allen, and the broader Collin and Denton County region. Their team works directly with business owners to review actual operations, contracts, and driving exposure before recommending coverage, rather than offering a one-size-fits-all policy. Services include commercial general liability, commercial auto, commercial property, builder's risk, contractors' tools and equipment coverage, workers' compensation, cyber liability, management liability lines including directors and officers and employment practices liability, and commercial umbrella and excess liability programs built specifically around each client's risk profile.   If you've been putting off a conversation about whether your liability limits are actually enough, now is the time to have it. Call Schell Insurance at nine seven two, four two three, four five four six, or visit Schell Insurance dot com, that's S-C-H-E-L-L Insurance dot com, to schedule a review of your current program.   Insurance Talk Texas is an educational podcast and YouTube series produced for Texas business owners and North Texas communities, covering the insurance topics, coverage gaps, and regulatory changes that actually affect how local businesses protect themselves. New episodes explore commercial insurance lines, risk management strategies, and the Texas-specific legal and market trends shaping what coverage business owners actually need.   Subscribe to Insurance Talk Texas for more episodes on commercial insurance topics affecting North Texas business owners, contractors, and entrepreneurs.   #InsuranceTalkTexas #SchellInsurance #CommercialUmbrellaInsurance #ExcessLiabilityInsurance #NorthTexasBusiness #TexasInsurance #DFWBusiness #CommercialInsurance #BusinessLiabilityInsurance #FriscoTX #McKinneyTX #PlanoTX #ProsperTX #AllenTX #CollinCounty #DentonCounty #NuclearVerdicts #ContractorInsurance #SmallBusinessInsurance #TexasBusinessOwners #DallasFortWorth #LiabilityCoverage #IndependentInsuranceAgency #BusinessInsurance101

  6. Sep 20

    Does Your Personal Truck Insurance Cover Work? Texas Commercial Auto Insurance Explained | Insurance Talk Texas

    Call Schell Insurance at (972) 423-4546 for a personalized quote or visit https://schellinsurance.com to learn more about their comprehensive insurance solutions.   If your business owns, rents, or sends employees out in vehicles anywhere in Frisco, McKinney, Plano, Prosper, Allen, or across Collin and Denton County, this episode of Insurance Talk Texas is for you. Most North Texas business owners assume their personal auto policy or their general liability policy has them covered when a company truck, a work van, or an employee's personal vehicle is involved in an accident on the job. It usually doesn't, and that gap can put your entire business at financial risk.   In this episode, the Insurance Talk Texas hosts break down what Texas law requires for commercial vehicles, why the state minimum liability limits of 30/60/25 under Texas Transportation Code Section 601.072 are only a legal floor, and why Texas records more than 15,000 commercial vehicle crashes every year, with DFW contractors and service businesses facing some of the highest exposure in the state.   We dig into hired and non-owned auto coverage, often called HNOA, which protects your business when employees use their own personal vehicles for work errands or job site visits. We also cover hired auto coverage for vehicles your business rents or borrows, and explain why HNOA only pays for liability, not physical damage to the vehicle. You will hear a real-world example of how a technician driving to an after-hours call in his own truck can expose a business to a lawsuit without non-owned coverage in place.   The episode also covers Personal Injury Protection, required on every Texas commercial auto policy unless waived in writing, and what happens once your fleet includes vehicles over 26,000 pounds gross vehicle weight rating, including TxDMV certificate registration and Form E filings. We close with drive other car coverage, which protects business executives and their spouses when driving a vehicle not listed on the company policy.   Whether you run a landscaping crew, an HVAC or plumbing company, a delivery operation, or any business with vehicles on the road, understanding these coverage gaps before a claim happens is the difference between a manageable incident and a business-threatening lawsuit. Schell Insurance works with business owners throughout Frisco, McKinney, Plano, Prosper, Allen, and the greater Collin and Denton County area to review actual vehicle use and build a commercial auto program that matches how your crews really operate.   Topics covered in this episode: - Why personal auto insurance does not cover business use of a vehicle - Texas commercial auto minimum liability requirements, 30/60/25 explained - Texas commercial vehicle crash statistics and DFW contractor exposure - Hired and non-owned auto coverage, HNOA, explained in plain language - Hired auto coverage for rented, leased, and borrowed vehicles - Personal Injury Protection, PIP, requirements for Texas commercial policies - TxDMV certificate registration and Form E filings for vehicles over 26,000 pounds GVWR - Drive other car coverage for business owners and executives - Common coverage gaps for HVAC, plumbing, electrical, landscaping, and delivery businesses - How Schell Insurance reviews fleet and vehicle-use exposure for North Texas businesses   Insurance Talk Texas is an educational podcast and video series helping North Texas business owners, drivers, homeowners, and families understand insurance in plain, practical language, paired with Texas-specific regulations, market data, and professional insight.   Schell Insurance is an independent insurance agency serving North Texas businesses and families with commercial auto, general liability, commercial property, business owners policies, and a full range of personal and business insurance solutions. As an independent agency, Schell Insurance shops your coverage across multiple carriers to find options that actually fit your business.   If you found this episode helpful, please like, subscribe, and share it with another North Texas business owner who might be relying on a coverage gap they don't know exists. Drop your questions in the comments, and the Insurance Talk Texas team will consider them for a future episode.   Call Schell Insurance today at (972) 423-4546 or visit https://schellinsurance.com to get your business vehicles reviewed by a licensed North Texas insurance professional.   #InsuranceTalkTexas #SchellInsurance #CommercialAutoInsurance #NorthTexasBusiness #TexasInsurance #FriscoTX #McKinneyTX #PlanoTX #ProsperTX #AllenTX #CollinCounty #DentonCounty #DFWBusiness #BusinessInsurance #FleetInsurance #HiredAndNonOwnedAuto #HNOACoverage #SmallBusinessInsurance #ContractorInsurance #IndependentInsuranceAgency #TexasSmallBusiness #InsuranceEducation #CommercialInsurance #NorthTexasContractors #InsurancePodcast

  7. Sep 11

    Commercial Property Insurance in Texas: What North Texas Business Owners Must Know About Hail Deductibles and Coinsurance

    Call Schell Insurance at (972) 423-4546 for a personalized quote or visit https://schellinsurance.com to learn more about their comprehensive insurance solutions.   On this episode of Insurance Talk Texas, we break down commercial property insurance for business owners across Frisco, McKinney, Plano, Prosper, Allen, and the greater Collin and Denton County area. If you own or lease a commercial building in North Texas, this episode explains exactly what your policy needs to cover and where the hidden gaps usually show up.   We start with the three coverage buckets every commercial property policy is built on: the building itself, business personal property (your contents, inventory, furniture, and equipment), and business income and extra expense, which protects your revenue if you have to close temporarily after a covered loss. Most business owners assume their policy automatically covers all three at adequate limits. It often does not, and that gap only shows up after a claim.   North Texas sits in one of the most hail-active corridors in the country, with Collin, Denton, Tarrant, and Dallas counties absorbing some of the heaviest hailstorm losses in the state. We talk through what that means for your wind and hail deductible specifically. As of 2026, a two percent wind and hail deductible has become the standard across most of Texas, with some carriers in higher-risk areas moving to three percent. Because that deductible is a percentage of your total insured value rather than a flat dollar figure, the real out-of-pocket exposure on a commercial building can be significant if you have not reviewed it recently.   We also unpack the coinsurance clause, one of the least understood parts of any commercial property policy. Coinsurance requires you to insure your building to a minimum percentage of its true replacement value, commonly eighty percent. Fall short of that threshold and a claim payout can be reduced through a coinsurance penalty, even on a partial loss. With construction and rebuild costs rising quickly across growth markets like Frisco, Prosper, and Celina, a policy that was adequate a couple of years ago may already be underinsured today.   From there we cover replacement cost versus actual cash value valuation, why that distinction matters at claim time, and how to think through the sometimes-blurry line between what counts as building coverage versus business personal property, especially for businesses with specialized or semi-permanent equipment.   Throughout the episode we reference Schell Insurance, the independent agency North Texas business owners have trusted for years to sort through building values, contents, income exposure, and deductible structure as one coordinated conversation rather than a series of disconnected line items. Schell Insurance understands the hail exposure, the rebuild cost trends, and the coinsurance traps specific to running a business in Collin and Denton counties.   If you are a business owner in North Texas and are not sure what your current commercial property policy actually says about your deductible, your valuation method, or your coinsurance requirement, now is the time to find out, before a storm forces the question.   Call Schell Insurance at (972) 423-4546 or visit https://schellinsurance.com for a personalized review of your commercial property coverage.   Topics covered in this episode: Commercial property insurance Texas Business personal property coverage Business income and extra expense Wind and hail deductible Texas 2026 Coinsurance clause explained Replacement cost versus actual cash value North Texas hail insurance Frisco McKinney Plano business insurance Collin County Denton County business owners Schell Insurance North Texas   Insurance Talk Texas is an educational podcast and YouTube series produced for Schell Insurance, serving business owners across Frisco, McKinney, Plano, Prosper, Allen, and the greater Collin and Denton County region of North Texas. Nothing in this episode constitutes a binding quote or coverage determination; contact Schell Insurance directly for a policy review specific to your business.   #InsuranceTalkTexas #SchellInsurance #CommercialPropertyInsurance #NorthTexasBusiness #FriscoTX #McKinneyTX #PlanoTX #ProsperTX #AllenTX #CollinCounty #DentonCounty #TexasInsurance #SmallBusinessInsurance #BusinessInsurance #TexasHailInsurance #WindAndHailDeductible #Coinsurance #CommercialInsurance #NorthTexas #DFWBusiness #IndependentInsuranceAgency #BusinessOwnerTips #PropertyInsurance #TexasSmallBusiness #InsuranceEducation

  8. Sep 5

    Contractors Tools & Equipment Insurance in Texas: Why Your General Liability Won't Cover Stolen Tools

    Call Schell Insurance at (972) 423-4546 for a personalized quote or visit https://schellinsurance.com to learn more about their comprehensive insurance solutions.   Texas leads the entire nation in construction equipment theft, accounting for roughly one in four of every reported incident in the whole country. If you run a contracting or trade business anywhere across North Texas, your tools and equipment are your livelihood, and one broken trailer lock after a long holiday weekend can turn into a business-ending week. In this episode of Insurance Talk Texas, we break down contractors tools and equipment insurance, a form of inland marine coverage built to protect the gear that moves with you from jobsite to jobsite.   Here is the hard truth too many contractors learn the expensive way: your general liability policy does not cover your stolen tools, and neither does your commercial property policy. General liability responds to bodily injury or property damage you cause to someone else. Commercial property protects items sitting at your fixed business address. But your tools do not live at your shop. They live in your truck, on the jobsite, and in transit up the tollway. Inland marine insurance is the coverage designed to follow your property wherever it goes.   In this episode, we cover:   Why Texas and the Dallas Fort Worth Metroplex are among the most theft-exposed construction markets in the country, with more than seventy thousand new homes authorized in a single year across the metro.   How scheduled coverage and blanket coverage actually work, why high-value machines like excavators and skid steers should be listed individually by serial number, and why your smaller hand and power tools sit under a blanket limit.   The blanket limit trap that leaves contractors underinsured when a fully loaded truck gets cleaned out, plus the hidden per-item sublimit that can cap any single tool.   Replacement cost versus actual cash value, and why an actual cash value settlement on older equipment can leave you with a real gap out of your own pocket.   The rented and borrowed equipment blind spot that catches even seasoned contractors, and why you need a specific sub-limit so a rental contract does not leave you personally on the hook.   The recovery reality: heavy equipment is recovered less than one in four times, and small tools less than seven percent of the time, meaning most stolen tools are simply gone forever.   Why long holiday weekends like Memorial Day, Labor Day, and Thanksgiving are the prime theft window, and the simple documentation and coverage steps that protect you before a loss ever happens.   Whether you are a general contractor, framer, electrician, plumber, HVAC technician, roofer, or any other trade professional working across Frisco, McKinney, Plano, Prosper, Allen, Celina, and the greater Collin and Denton County area, this episode gives you a clear, practical game plan for protecting the equipment your business runs on.   The team at Schell Insurance is an independent agency that understands the North Texas construction market inside and out. They can look at your specific trade, your equipment list, and your jobsites, then build the coverage around how you actually work, so you are protected the right way instead of finding out about a gap at claim time.   Do not wait for that Tuesday-after-a-long-weekend phone call. Get your tools and equipment coverage reviewed now.   Call Schell Insurance at (972) 423-4546 or visit https://schellinsurance.com to get started with a local team that knows North Texas.   Subscribe to Insurance Talk Texas for straightforward, expert guidance on the coverage that protects North Texas homeowners, drivers, families, and business owners.   Disclaimer: This content is for educational and informational purposes only and does not constitute insurance, legal, or financial advice. Coverage availability, terms, conditions, and exclusions vary by policy and individual circumstances. Please consult a licensed insurance professional at Schell Insurance for guidance specific to your situation.   #ContractorsInsurance #ToolsAndEquipmentInsurance #InlandMarineInsurance #ContractorEquipmentInsurance #TexasInsurance #NorthTexas #DFWContractors #ConstructionInsurance #SchellInsurance #InsuranceTalkTexas #FriscoTX #McKinneyTX #PlanoTX #ProsperTX #CollinCounty #DentonCounty #SmallBusinessInsurance #EquipmentTheft #ConstructionTheft #BusinessInsurance

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About

Insurance Talk Texas is the go-to podcast for anyone looking to understand the ever-changing world of insurance across the Lone Star State. Hosted in partnership with AR Schell & Son Agency—Collin County's oldest independent insurance agency, serving Texans since 1930—this show brings expert insights, practical advice, and real-world stories to help individuals, families, and businesses make informed insurance decisions. Each episode breaks down complex topics like auto, home, business, and life insurance into easy-to-understand conversations, while also covering emerging issues like flood coverage, liability protection, and risk management in Texas’s unique climate and economy. Whether you’re a first-time policyholder, a small business owner, or simply curious about how insurance impacts your life, Insurance Talk Texas delivers the knowledge you need—with local expertise you can trust. Be sure to visit AR Schell & Son Agency at https://schellinsurance.com for all your Texas insurance needs!

Information

  • Creator
    AR Schell & Son Agency
  • Years Active
    2025 - 2026
  • Episodes
    61
  • Rating
    Clean
  • Show Website
    Insurance Talk Texas