Hard-to-Insure Property & Business Insurance NH, ME, and MA

When a standard insurance company says no, we know where to go next. Some homes and businesses don’t fit the boxes standard carriers use, and get declined, non-renewed, or quoted at a price that doesn’t make sense. That doesn’t mean they’re uninsurable. It usually means they need a different type of market, called surplus lines, that’s built specifically for risk standard carriers won’t take on. Keslar Insurance works in both the standard and surplus markets across New Hampshire, Maine, and Massachusetts, so when the first answer is no, we already know where to look next.

Why This Happens

Standard carriers build their underwriting around typical, predictable risk. A home with an older electrical system, a business with a recent claim, a coastal property, a vacant building, these fall outside those rules even when the actual risk is manageable. Surplus lines carriers exist specifically to underwrite what standard carriers won’t, often using more flexible, case-by-case judgment instead of a rigid checklist.

Common Situations We Handle

Personal:

• Non-renewed or cancelled home insurance
• Homes with wood stoves, knob-and-tube wiring, or older electrical/plumbing
• Coastal or waterfront property
• Vacant or seasonal homes
• Homes with a recent claims history

Commercial:

• Businesses with a prior claim or loss history
• Contractors in high-hazard trades (roofing, tree work, excavation)
• Restaurants and bars with liquor liability exposure
• Habitational and multifamily property, especially with prior losses
• Vacant commercial buildings
• Builders risk on unusual or higher-risk projects
• Environmental or pollution exposure
• High-risk commercial auto and fleets
• Coastal exposure for commercial properties
• Golf courses and other niche or one-of-a-kind operations

How the Process Works

1. Tell us what happened, a non-renewal notice, a declined application, or a situation you suspect is unusual.
2. We assess whether it’s a standard-market fit, a surplus lines fit, or something in between.
3. We shop it across the markets we have access to, standard and surplus, throughout NH, ME, and MA.
4. You get real options with the coverage and price explained in plain terms, not just the cheapest one.

Frequently Asked Questions

What is surplus lines insurance?

Surplus lines insurance is coverage placed with an insurance company that isn’t licensed in your state but is approved to write policies here through a special process. It’s used for risks standard carriers won’t insure.

Is surplus lines insurance safe or legitimate?

Yes. Surplus lines carriers are regulated and typically must meet financial strength requirements, though they aren’t backed by the same state guaranty fund as admitted carriers.

Why do insurance companies non-renew policies?

Non-renewals usually happen because of a claims history, a change in the property or business, or a carrier narrowing its appetite in a given area, not necessarily because of anything the policyholder did wrong.

Does having surplus lines coverage cost more?

Often yes, but the honest comparison usually isn’t standard coverage at a lower price, it’s coverage at all versus no coverage.

Can I switch back to a standard carrier later?

Often yes, once the underlying issue is resolved, corrected, or enough time has passed since a claim, a standard-market policy may become available again.