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. 5d ago

    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

  2. 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

  3. 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

  4. 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

  5. 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

  6. 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

  7. Aug 29

    Texas Just Changed the Law on Insurance Cancellations: What Every Homeowner and Driver Must Know

    Call Schell Insurance at (972) 423-4546 for a personalized quote or visit https://schellinsurance.com to learn more about their comprehensive insurance solutions. Did you know Texas insurance companies are now legally required to tell you why they're canceling, declining, or not renewing your home or auto policy? In this episode of Insurance Talk Texas, we break down House Bill 2067, the new Texas law that took effect January 1, 2026, and what it actually means for your coverage. For years, Texas homeowners and drivers could receive a cancellation or non-renewal notice with little to no explanation. Now, under Texas Insurance Code Chapter 551, insurers must automatically send a written statement of reasons whenever they decline, cancel, or don't renew a home or auto policy. No more guessing games, no more chasing down answers. We walk through what this means in plain language: the difference between a declination, a cancellation, and a non-renewal, why the Texas Department of Insurance says this change gives homeowners and drivers the knowledge to fix issues and stay insurable, and how new quarterly carrier reporting will eventually let Texans see patterns across companies. We also cover the practical side: what steps to take the moment you receive a notice, why acting quickly (without rushing into the wrong policy) matters, and why letting coverage lapse can lead to expensive lender-placed insurance that only protects your mortgage company, not you. This episode is especially timely given how much attention Texas homeowners insurance affordability has been getting lately, which makes understanding your rights under this new law more valuable than ever. Topics covered in this episode: What Texas House Bill 2067 requires insurance companies to do Declination vs. cancellation vs. non-renewal, explained How the Texas Department of Insurance is using this law to increase transparency What steps to take immediately after receiving a notice Why you should never let your coverage lapse, and how force-placed insurance works How an independent agency can shop your situation across multiple carriers How to file a complaint with TDI if you don't receive your required explanation Whether you've received a cancellation notice, a non-renewal letter, or you just want to understand your rights as a Texas policyholder before anything happens, this episode gives you the real, research-based answers you need. About Schell Insurance: Schell Insurance is a Texas-based independent insurance agency helping homeowners and drivers across the state find the right coverage. As an independent agency, Schell Insurance works with multiple carriers, meaning more options, more flexibility, and a team that works for you, not one single insurance company. Whether you're dealing with a cancellation or non-renewal, shopping for new coverage, or want a second opinion on your current policy, Schell Insurance is ready to help. Schell Insurance can help with: Homeowners insurance Auto insurance Renters insurance Business insurance Life insurance Coverage after a cancellation, declination, or non-renewal Policy reviews and coverage comparisons If you're a Texas homeowner or driver who has received a cancellation or non-renewal notice, don't wait until the last minute. Call Schell Insurance today at (972) 423-4546 or visit https://schellinsurance.com to speak with a team that knows the Texas insurance market and is ready to help you find the coverage you need. Insurance Talk Texas is a podcast dedicated to helping Texas consumers understand their insurance options, their rights, and the ever-changing insurance landscape across the state. Every episode is built on current research into Texas insurance laws, regulations, and market conditions, so you're getting information that actually applies to you as a Texas policyholder. Subscribe to Insurance Talk Texas for more episodes breaking down the insurance topics that matter most to Texas homeowners, drivers, and business owners. And remember, whenever you have questions about your coverage, Schell Insurance dot com, that's S-C-H-E-L-L Insurance dot com, is here to help. Disclaimer: This podcast is for general educational and informational purposes only and does not constitute legal, financial, or insurance advice. Insurance laws, requirements, and coverage options can vary based on individual circumstances. Please consult directly with a licensed Texas insurance agent, such as the team at Schell Insurance, or the Texas Department of Insurance for guidance specific to your situation. #TexasInsurance #InsuranceTalkTexas #SchellInsurance #TexasHomeInsurance #TexasAutoInsurance #HomeownersInsurance #TexasLaw #InsuranceCancellation #TexasConsumerRights #InsurancePolicy #TexasDepartmentOfInsurance #NonRenewal #InsuranceEducation #TexasHomeowners #TexasDrivers #InsuranceQuote #IndependentInsuranceAgent #PlanoTexas #TexasInsuranceAgency #InsurancePodcast #TexasInsuranceCancellationLawsUpdated2026

  8. Aug 22

    Builder's Risk Insurance in Texas: The Coverage Every North Texas Construction Project Needs

    Call Schell Insurance at (972) 423-4546 for a personalized quote or visit https://schellinsurance.com to learn more about their comprehensive insurance solutions.   Building a new home or breaking ground on a commercial project in North Texas? Before the first materials hit the lot, you need to understand builder's risk insurance, also known as course of construction insurance. In this episode of Insurance Talk Texas, presented by Schell Insurance, we break down the coverage that protects your project during the most vulnerable stage of its life: while it is still being built.   North Texas is one of the busiest construction markets in the entire country. Collin County alone issues tens of thousands of building permits every year, and communities like Frisco, McKinney, Plano, Prosper, Allen, and Celina are expanding at a breakneck pace. That means thousands of half-finished projects are sitting exposed to hail, wind, fire, water damage, and theft at any given moment. Builder's risk insurance is the safety net that keeps a single storm or a single break-in from turning your dream project into a financial disaster.   In this episode, we cover:   What builder's risk insurance actually is and why it is also called course of construction insurance   The critical difference between builder's risk (first-party property coverage) and commercial general liability (third-party coverage)   Exactly what a builder's risk policy covers, including the structure under construction, materials on site, materials in transit, off-site storage, and temporary structures like scaffolding and fencing   The named perils that matter most in Texas: fire, lightning, wind, hail, theft, vandalism, and water damage from non-flood sources, including freeze-related plumbing failures   Why Texas leads the nation in construction equipment and materials theft, and how copper wire, HVAC units, lumber, and appliances disappear from job sites across Collin and Denton County   The hidden theft sublimit trap that can leave you underinsured exactly when you need coverage most   Key exclusions to know: flood (covered separately through the National Flood Insurance Program), earthquake, wear and tear, and faulty workmanship   Soft costs coverage, one of the most underappreciated features, which pays for extra architect and engineering fees, permits, loan interest, legal fees, and property taxes when a covered loss delays your build   When builder's risk coverage starts and stops, and the dangerous gap that opens up between the end of construction and the start of a permanent homeowners or commercial property policy   Who needs to be named on the policy, from the owner and general contractor to subcontractors and the lender, and why most Texas lenders require this coverage before they fund a project   Whether you are a homeowner building a custom house, a developer, or a general contractor, this episode gives you the knowledge to protect your investment from groundbreaking to completion. And because Schell Insurance is an independent agency serving Frisco, McKinney, Plano, Prosper, Allen, and the greater Collin and Denton County area, they can shop multiple carriers to find the right deductibles, the right theft sublimits, and the strongest claims track record for your specific project and zip code.   Do not leave your construction project unprotected. Get builder's risk coverage in place before you break ground.   Call Schell Insurance at (972) 423-4546 or visit https://schellinsurance.com today to talk with a North Texas insurance professional about protecting your project.   Insurance Talk Texas is your trusted source for clear, practical insurance education built specifically for North Texas homeowners, drivers, families, and business owners. Subscribe for a new episode every week.   #BuildersRisk #CourseOfConstruction #ConstructionInsurance #TexasInsurance #NorthTexas #SchellInsurance #InsuranceTalkTexas #FriscoTX #McKinneyTX #PlanoTX #ProsperTX #AllenTX #CollinCounty #DentonCounty #NewConstruction #ContractorInsurance #ConstructionTheft #CommercialInsurance #BusinessInsurance #HomeBuilding #DFWConstruction #InsuranceTips #IndependentAgent #PropertyInsurance #ConstructionProject

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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
    59
  • Rating
    Clean
  • Show Website
    Insurance Talk Texas