Your Home Insurance Policy Might Not Cover What You Think It Does

Four out of 10 (41%) people with homeowner’s insurance policies made no change to their policy in over a year, according to a survey conducted online by The Harris Poll in June of this year.

Another two out of 10 (20%) said they hadn't touched their policy since the day they bought it.

The numbers on the provider side tell a similar story:

• 56% of policyholders say their insurance provider hasn't reached out to check in on their coverage in over a year

• 21% say that kind of check-in has never happened at all

• 88% say they'd want their provider to flag it when their coverage no longer fits their life

Insurance companies aren't required to call and ask whether your coverage still fits your home, and most homeowners aren't opening that file until something forces them to. Life gets busy.

So, consider this my friendly annual reminder to give it a look, and I won’t leave you to hunt down the actual steps to follow to do exactly that. 

Because without an annual update, the odds of your insurance not actually covering what you think it does are greater than you think. 

The coverage you think you have vs. the coverage you actually have

The Hanover Insurance Group's 2025 Homeowners Coverage Awareness Report, based on a Harris Poll of homeowners age 30 and up, found a wide difference between what people believe they're covered for and what their policy includes.

Here's what that difference looks like for three common types of coverage:

• Umbrella coverage: 83% have heard of it. Only 39% have discussed it with an agent.

• Valuables coverage: 87% know it exists. Only 26% carry it.

• Cyber coverage: 46% know it's an option. Only 7% have it.

Knowing a coverage type exists isn't the same as being protected by it. The Hanover report also found that 66% of homeowners said they'd want to add umbrella coverage once someone explained what it does. 

So, we’re looking at a knowledge gap. People aren't skipping coverage on purpose; they don't know it applies to them until someone walks them through it.

What it looks like when the gap catches up with you

The Harris Poll survey found that one in three homeowners who filed a claim said their coverage fell short of what they needed. 

Within that group, 14% said none of their claim was covered.

There’s no convenient time for this kind of news, but it’s especially stressful when you’ve filed a claim after a pipe bursts or a storm tears off part of the roof, only to find out the policy you've paid into for years won't cover the repair.

The same survey found that 67% of policyholders said covering a surprise $1,000 expense would be hard for their household. 

A coverage shortfall means money you may not have, at the moment you need it most.

A five-minute check you can do this week

A policy review doesn't have to turn into a research project. Pull up your current policy and check these four things:

1. Your dwelling coverage limit, and whether it reflects what it would cost to rebuild your home today (not just what you paid for it)

2. Any named endorsements on the policy, like added coverage for jewelry, art, or water backup

3. The date your policy was last reviewed or updated

4. Any changes to your home or life since that date, a renovation, a new roof, a home office, a big purchase

If any of those raise a question you can't answer off the top of your head, that's your sign to take a closer look. A policy review is about knowing where you stand before you need to.

Five Minutes Now Beats a Bad Surprise Later

None of this means your policy is wrong. Coverage is built around the home and the life you had when you bought it, and both of those change more than most policies do.

The homeowners in that recent survey who found out their coverage fell short didn't do anything unusual. They hadn't looked at their policy in a while, just as most people haven't.

A five-minute check now costs you nothing. Finding out your coverage isn’t enough after a loss costs you money and a load of stress you don’t need. Taking the time to check your policy this month puts you ahead of the curve before anything happens.

-Stafford Weber

Team Stafford & Rebecca | Compass Real Estate | Atlanta

Breaking down the home buying process into 4 stages and 12 steps. Here’s what Atlanta buyers need to know before they start touring homes.

Buying a Home in Atlanta: What to Expect at Every Stage

Deciding to buy a home is the first step. Of many.

Then there's knowing where to begin or what to expect throughout the process, not to mention the pitfalls when you're navigating a home purchase for the first time.

Between the two of us, we have bought, sold, and renovated nine homes personally. I have done it four times. My business partner Rebecca has done it five. Together we have helped more than 50 families find their way home across Atlanta.

One thing we have learned firsthand, and see again and again with our clients:

Most of the mistakes buyers make happen before they ever set foot in a house.

We break the whole process into 12 steps, and those steps fall into four stages:

Strategy

Search

Contract

Close

Here is what each one looks like if you are buying a home in Atlanta.

Before You Look at a Single Home, Build a Game Plan

The most important work happens before you tour anything. A real game plan comes down to five pieces.

What is actually driving the move? Most of the time it comes down to what we call the 5 Ds: diamonds, diapers, divorce, downsizing, or death.

What you don't want, plus your 3 to 5 must haves. Those are your non negotiables.

Your nice to haves. Mixing these in with your non negotiables just muddies the search.

The 7/10 rule. Decide upfront whether you would rather have the 10/10 house and the 7/10 location, or the other way around.

Which deadlines are locked in, like a lease ending, and which ones have room to move, like new furniture or a future renovation.

Money is usually the part people stress about most, and it settles fast once you answer two questions:

Are you thinking in terms of purchase price or monthly payment?

Are you paying cash or financing?

Cash removes the lender from the equation, which makes your offer look stronger to a seller and gets you to the closing table faster.

Financing takes a few more steps, but it keeps more of your cash free for everything else.

Choosing an Agent and Getting Preapproved

Once you have a game plan, the next move is finding the right agent. Our advice here is to start with a referral from someone you trust, then look for an agent who specializes in the area you are buying into, whether that is Buckhead, Chastain Park, Brookhaven, Sandy Springs, or one of Atlanta's other established neighborhoods.

When you sit down with an agent you are considering, ask them three things:

What is your process for helping clients buy a home?

What are the top five mistakes buyers are making in this market right now?

How do you get paid?

The answers tell you a lot fast. An agent without a clear process is going to leave you guessing at every step, and if they cannot explain their own compensation clearly, that tells you something about how adept they will be when it comes to negotiating on price and other terms.

Once you have picked someone, get preapproved before you look at a single home. Preapproval locks in your financial picture, and it needs to stay locked until closing.

That means holding off on anything that could change that picture until the deal is done:

New car

Job change

New credit card or payment plan, for anything

Any one of those can throw off your approval right when you need it most.

What's For Sale in Atlanta Right Now

Behind what is actively listed for sale, there is a layer of passive inventory: homes that would sell if the conditions were right, even though they are not on the market yet.

In some neighborhoods that passive inventory runs many times the size of what is actually listed, and a good agent can get you into some of it through off market deals and pocket listings most buyers never even hear about.

Before you start touring, talk to your agent about months of supply. That one number tells you how long it would take to sell everything currently on the market if nothing new came up for sale.

Under 5 months, and it's a seller's market.

5 to 6 months, and the market is balanced.

Over 6 months, and buyers have the advantage.

Local data across the entire metro Atlanta MLS footprint shows we are sitting at 4.7 months of inventory, which puts us in seller's market territory, especially in established neighborhoods where new supply stays tight.

That number also shapes how a seller prices their home. A seller might price above what similar homes nearby have recently sold for, an aspirational price, to leave room for negotiating, or price right where similar homes are closing, at perceived market value, to reflect real market value.

Sometimes a seller prices deliberately low, called event pricing, to create competition and spark a bidding war.

Whichever one they are using changes how you should approach your own offer.

Touring Homes, Writing an Offer, and Getting Through Contract

After every showing, ask three questions:

What pricing strategy is the seller using?

Do you see yourself living here?

What is the one thing you would change before making an offer?

That last question is the most important one, and it is easy to see why. Most buyers walk away from a home over something small and fixable, like a paint color or an outdated light fixture.

Naming the one change you would make before writing an offer can save a house that would have gotten crossed off the list and forgotten, when it might otherwise be a great fit.

When you are ready to write an offer, your agent handles three things.

They draft it.

They walk you through every term before you sign anything.

They submit and negotiate it on your behalf.

Once it is in, the seller can accept, reject, or counter it. Rejection is normal and usually comes with feedback you can use.

Countering is the most common response, whether that means a higher price or the seller wanting some sort of trade off, for example maybe they want to keep the washer and dryer.

Once an offer is accepted, the home goes under contract, and this is where buyers start to get nervous. There are three built in outs that exist for exactly this stage.

The inspection contingency lets you walk away over a real problem the inspector finds, and it is also where requests for repairs come from.

The loan contingency protects you if your financing falls through.

The appraisal contingency confirms the home's value matches what you agreed to pay, and gives you two more chances to renegotiate if the number comes in low.

Buyers who understand what these three are for tend to stay a lot calmer through the rest of the contract period. These outs exist so you are not stuck if something goes wrong.

The Final 48 Hours: What Closing Day Really Looks Like

There is real planning to do before closing day shows up.

Handle your address change.

Get the utilities switched over at the new place.

Lock down your moving logistics early so you are not scrambling in the last week.

Then comes the final walkthrough, which confirms two things: the home is in the same shape it was in when you made your offer, and whatever repairs the seller agreed to got done.

The last 48 hours are financially intense, and we are not saying that to be dramatic. Documents get signed, funds move, and keys change hands, all in a pretty short window. When things move that fast, it is normal for it to feel overwhelming.

This is where having an agent who has done this before really pays off, both as a professional and as someone who has personally sat on both sides of the closing table. Catching a problem before closing day is a lot easier than catching it afterward.

None of this has to feel like guesswork once you know what is coming at each stage. If you are thinking about buying in Atlanta, whether this quarter or next year, we would welcome the conversation.

Stafford Weber and Rebecca Kubin | Team Stafford & Rebecca | Compass Atlanta

50+ New Housing Provisions Are Now Federal Law. What Buyers and Sellers Should Know for their Atlanta Home.

The ROAD to Housing Act is the most sweeping federal housing law in a generation. It became law on July 11, 2026 with overwhelming bipartisan support. 

So, does this change anything for you? 

I’m breaking down the changes most likely to impact buyers and homeowners in Atlanta, so you know what this new law does and how it helps you as a local buyer or homeowner. 

Let’s dive in. 

What The Road To Housing Act Is

The ROAD to Housing Act passed with support from both parties, after years of work from housing groups across the country. The National Association of Home Builders (NAHB) counts more than 50 sections in the new law. 

The goal of the bill is to build more housing and make it easier to afford.

One detail to know: this is authorizing legislation, not funded legislation. Congress needs to approve the money before many of the new programs can start.

• Federal agencies write new regulations and guidance for programs created by the law

• HUD and other agencies run required studies before some provisions can start

• Officials decide which parts can take effect right away and which need more funding or approval down the road

Some pieces of this law could take effect within months. Others could take a year or more, once the funding and the rules catch up.

More Homes Could be Built

A large piece of this law aims at one problem: there aren't enough affordable homes for the people who want to buy or rent them. 

The new law gives HUD room to help change that in a few ways.

• HUD will publish model code and guidance for point access buildings up to six stories, sometimes called single stair buildings, and fund pilot projects to test the design.

• The Housing Supply Frameworks Act has HUD work with builders and developers to turn what works into real steps that state and local governments can take.

• The Accelerating Home Building Act pays for pre approved building plans, sometimes called pattern books, for smaller housing types like duplexes, fourplexes, ADUs, and cottage courts.

• New rules cut down on repeat environmental reviews and expand which small and infill projects can skip a full review.

• The Build Now Act ties some CDBG funding to how many homes a community builds, with more funding for places that build more and less funding for places that fall behind.

For single-family homes:

• Permits: The 11-county metro Atlanta region issued 24,015 total residential permits in 2025 (single- and multi-family combined), an 18.5% decline from 2024 and well below the 1980–2025 annual average of 33,150.

For multi-family:

• Permits: Fulton County issued 2,255 multifamily permits in 2025, up from 1,322 in 2024. Regionwide, Redfin found metro Atlanta developers pulled permits for 19.1 multifamily units per 10,000 residents between April 2024 and March 2025, up slightly from 18.1 during the pandemic-era baseline.

Metro Atlanta's overall permit total dropped 18.5% in 2025 to 24,015, a number that sits well below the decades long annual average of 33,150. That decline was not evenly distributed. That tightness shows up directly in current inventory. Months supply across the entire FMLS footprint sits at 4.7 as of July 2026, per FMLS InfoSparks, still well below the 6 month mark that typically signals a balanced market, even after ticking up 2.2% from the prior month. Buyers are competing for a limited pool of listings in established neighborhoods, and sellers in areas like Buckhead, Chastain Park, and Brookhaven are operating from a position of leverage rather than urgency. The slowdown in single family permitting only reinforces that dynamic, since fewer new homes are being built to relieve the pressure.

Multifamily told a different story. Fulton County alone saw multifamily permits climb from 1,322 in 2024 to 2,255 in 2025, concentrated in Sandy Springs, Johns Creek, Union City, and College Park, while regionwide multifamily permitting per capita edged above pandemic era levels.

A New Rule Aims To Keep Big Investors From Buying Up Starter Homes

One part of the law takes aim at large investment firms buying up single family homes.

The Homes Are for People, Not Corporations provision applies to institutional investors that own more than 350 single family rental homes. It stops them from buying more, with a few exceptions built into the law.

Build to rent communities, where homes are built to be rented out from the start, are exempt from this rule in most cases.

Other Changes to Watch

A handful of other pieces in this law could touch your next purchase or sale in different ways.

• The Appraisal Modernization Act makes reconsideration of value, a formal process for buyers to challenge a low appraisal, a legal requirement for FHA, FHFA, USDA, and VA backed loans.

• The HOME Investment Partnerships Program is permanently reauthorized after running without formal authorization since 1994. It comes with more flexibility to support affordable homeownership.

• The Community Investment and Prosperity Act raises the cap on bank investment in community projects from 15% to 20%. This could mean more bank money going toward affordable housing, including projects that use the Low Income Housing Tax Credit.

• The Rental Assistance Demonstration program is permanent under the new law. Its unit cap goes up by 100,000, and renters in converted buildings get new lease protections.

• The Whole Home Repairs Act creates a new HUD grant pilot for landlords and homeowners with low to moderate incomes. It funds repairs that improve accessibility and energy efficiency, plus basic habitability needs.

These pieces touch different corners of a deal, from financing to rental housing. The one that applies to you depends on the type of loan or property involved.

What Happens From Here

Now that the ROAD to Housing Act has passed, putting it into practice comes next, and that work will stretch across the next year or two as federal agencies write rules and Congress decides on funding.

I’ll be tracking which pieces move fastest and which pieces stall, and I'll pay close attention to the ones tied to Atlanta.

If you're weighing a purchase or a listing while this plays out, reach out and we can talk through what it means for your plan.

-Stafford Weber | Team Stafford and Rebecca | Compass

43% of Homeowners Are Equity Rich. Are You One of Them?

If you own a home in Metro Atlanta, there's a good chance you're sitting on more equity than you realize.

New data shows 43.3% of mortgaged homes across the country are equity-rich right now.

At the same time, a separate survey from Point found that 48% of homeowners say they aren't planning to move this year, but not for the reasons you may think. 

A lot of them assume they're stuck, mostly because of where mortgage rates are sitting. But being equity-rich changes the calculation in ways most people haven't thought through yet.

So, today, I’m breaking down what the data actually shows, why so many homeowners feel locked in place, and what your equity could actually mean for your options.

What Does "Equity Rich" Actually Mean?

"Equity-rich" is a specific term used in real estate. It means you owe less than 50% of what your home is currently worth.

So if your home is worth $400,000 and your remaining mortgage balance is $180,000, you're equity-rich. You have more than half the home's value sitting on your side of the ledger.

Equity-rich means you don't just have equity in your home. It means you have a lot of it, enough to give you real financial options you may not have considered.

What the Numbers Show

Why So Many Homeowners Feel Stuck

If you locked in a mortgage rate at 3% a few years ago, the idea of selling and buying again probably doesn't sound appealing. 

With 30-year rates currently sitting at 6.42% and no Fed cuts expected until late 2027, trading your current payment for one that's nearly double is a hard sell. No one would blame you for hesitating.

After all, a recent survey from Point found 48% of homeowners (nearly half) say they aren't planning to move this year, with rate lock-in and general uncertainty cited as the main reasons.

What that rate calculation doesn't account for, though, is how much equity you have, and how much that could save you each month on your next mortgage payment. 

How Your Equity Changes the Math

When you're equity-rich, you're not approaching your next purchase the same way you did the first time. 

A larger equity position means a larger down payment, which means a smaller loan, which means your monthly payment on a higher-rate mortgage may not be as painful as you'd expect.

Depending on how much equity you've built, you may have more options than you think:

• Put a significantly larger down payment on your next home, reducing the loan amount and softening the rate impact

• Use a HELOC to access equity without selling

• Sell, then rent temporarily while you wait for rates or prices to shift

• Buy your next home outright, with no mortgage at all

Most homeowners run the math on today's rates without accounting for what their equity actually does to that number. The monthly payment picture looks very different when you're bringing 50% or more to the table.

What This Could Mean for You

The bigger takeaway here is this: A lot of homeowners are making decisions based on the market from 2-3 years ago, not the market we’re actually in today.

Yes, rates are higher.

But home values are also dramatically different, and for many homeowners, the amount of equity they’ve built changes the conversation more than they realize.

You may still decide staying put is the right move. A lot of people are. But it’s worth understanding your position before assuming you don’t have options.

Because the homeowners making the best decisions right now aren’t guessing. They know their numbers. ATTOM’s Q1 2026 report shows 43.3% of mortgaged U.S. homes are equity-rich, meaning owners owe no more than half of what their home is worth. Georgia is slightly below the national figure at 41.9%, down from 44.0% last quarter and 43.7% a year ago. Atlanta’s market is also shifting: April 2026 data showed pending sales down year over year, while median sales price rose to $417,000, which points to a more selective market rather than a collapsed one.

Atlanta homeowners are still sitting on real equity.

ATTOM’s Q1 2026 report shows that 41.9% of mortgaged homes in Georgia are considered “equity rich,” meaning the owner owes less than half of what the home is worth.

Nationally, that number is 43.3% — the lowest level since late 2021, but still a powerful reminder of how much wealth homeowners have built over the last several years.

Here’s why that matters in Atlanta:

Many sellers have options.
Many buyers are waiting for the right home.
And the homes that are well-prepared, well-priced, and well-positioned are still the ones creating movement.

This is not the 2021 market. It is also not a market to sit out if your move would improve your life.

Equity gives sellers leverage. More inventory gives buyers opportunity. And strategy matters more than ever on both sides.

If you’re wondering what your home is really worth in today’s Atlanta market — or how much equity you may have to work with — message me. This is exactly the kind of conversation worth having before you make your next move.