Buying a home is more than just a financial transaction—it’s an emotional milestone.
That’s why understanding how homeowners insurance affects your purchase in places like Manhattan, and elsewhere, is essential. With unpredictable Midwest weather, aging infrastructure in historic neighborhoods, and constantly shifting material costs, insurance considerations can significantly affect both your peace of mind and your budget.
Whether you’re preparing to place a bid or already under contract, knowing your homeowners insurance options—and timing your decision—is just as important as understanding your mortgage terms. Ready-to-go policies are often required for closing and can influence your monthly escrow payments, while factors like roof condition or prior claims can restrict your options. When it comes to purchasing a home in and around Manhattan (including Mokena, Frankfort, and Channahon), having a trusted local agent like Hicks Insurance Group can mean the difference between a smooth transition—and costly surprises.
If you’re deep in the home buying journey—or planning to be—contact our team today. We provide tailored guidance every step of the way, helping ensure your new home is fully protected from day one.
When you buy or sell a home, two values matter—but they’re rarely equal:
| Market Value | What buyers and sellers agree on—based on location, neighborhood, recent sales. |
| Replacement Cost | What it costs to rebuild your home today—including labor, materials, and current building codes. |
Replacement cost often exceeds market value—especially in areas like Manhattan, where older or specialty home features drive up reconstruction expenses. At Hicks, we use carrier-specific estimators to ensure your homeowners policy reflects the true cost to rebuild your home entirely, regardless of sale price. Lowering that estimate isn’t possible—but up-to-date home inspections and proof of system updates can help you avoid unnecessary “over-insurance.”
A few often-overlooked items can impact your insurance options—and need checking before finalizing your purchase:
Roof age (especially 15–20 years old) can limit which carriers will provide coverage—or require you to accept “actual cash value” instead of full replacement. A certified roof inspection and proof of recent replacement can significantly broaden your options.
Outdated systems—galvanized pipes, fuse boxes, or knob-and-tube wiring—pose risks and may disqualify you from standard policies. Upgrades to copper/PVC plumbing and circuit breakers are often required before coverage is approved.
Unreported or undiscovered claims—like past water damage—can surface during underwriting. Having clarity on the seller’s claim history and subsequent repairs helps ensure you’re not blindsided later.
As Lanie Hicks emphasized, “excessive rain…sump pumps just can’t keep up” in our region . Monitoring drainage, backup systems, and seasonal maintenance is key to reducing future claims.
Here’s a quick list to help guide you through the insurance aspects of buying a home:
According to Lanie at Hicks Insurance Group, “as soon as a bid is accepted—or even earlier—is the ideal time to get started on your homeowner’s insurance.” Timing is everything, especially in today’s fast-paced real estate market. Starting the insurance process early in your home-buying journey helps eliminate surprises, gives you more control over your options, and ensures everything is in place well before closing.
Here’s why getting started early makes a big difference:
It’s also worth noting that different seasons present different risks—spring floods, summer storms, winter freeze-ups. Getting your policy locked in early gives you protection from seasonal threats and time to make any recommended upgrades.
Looking to secure homeowner’s insurance for your new Mokena-area home? Contact Hicks Insurance Group as soon as you’re under contract, and let us guide you through every step with confidence.
When working with Hicks Insurance Group, we often find homeowners in Manhattan benefit from these additional options:
Each of these is embedded in personalized quotes—not upsells. We ensure your coverage matches your lifestyle and risk, not someone else’s.
If you run a home-based business—like a daycare, craft studio, or consulting practice—it’s vital to consider:
These are hurdles many homeowners overlook—until it’s too late. With multiple carriers and bundled options, Hicks can simplify the protection you need.
Nestled in Will County and just minutes southwest of Mokena, Manhattan, Illinois has grown from a quiet railroad town into a charming blend of rural character and suburban development.
Originally settled in the mid-1800s by Irish and German immigrants, Manhattan retains a deep-rooted sense of community, pride in its agricultural heritage, and strong family values. Its annual Irish Fest, local parks, and expanding neighborhoods make it a draw for first-time homebuyers and long-term residents alike. The mix of older farmhouses, newer subdivisions, and semi-rural properties presents a unique landscape for real estate—and for insurance.
That’s where our insurance brokers come in. As a locally rooted agency based just a few miles away in Mokena, we understand the housing nuances and weather challenges that come with life in Manhattan. Whether you’re moving into a century-old home near the town center or settling into a new construction on the outskirts, we tailor coverage to reflect the realities of local living—down to sump pump backups, ordinance upgrades, or bundled protection for families with teen drivers.
With Hicks, you’re not just another policy—you’re a neighbor. And we’re here to help you protect what matters most, with insight only a local expert can offer.
At Hicks Insurance Group, we understand that your standard home or auto insurance only goes so far. That’s where Umbrella Insurance steps in—offering additional liability coverage when your existing policies reach their limits.
We often recommend umbrella insurance to Mokena-area clients who may not realize they face elevated risks in daily life. You should strongly consider this added protection if you:
It adds a valuable extra layer of liability protection, often up to $1 million or more, to safeguard your assets. It can also fill in coverage gaps—helping protect against claims involving libel, slander, false arrest, and liability for rental properties. If a serious claim or lawsuit exceeds your homeowners or auto insurance limits, an umbrella policy prevents you from paying out-of-pocket.
Anyone with above-average exposure—from hosting youth sports events at home to daily commutes on I-80—should consider the peace of mind that umbrella insurance provides. It’s one of the most cost-effective ways to protect your financial future.
Ready to explore your options? Request a quote or connect with our team online today to see how umbrella coverage fits into your insurance plan.
Here are local, practical steps to protect your home and limit claims:
Q1: Does replacement cost always exceed market value?
Yes—it accounts for labor, materials, and code compliance, which often surpass sale price .
Q2: What’s the difference between flood insurance and water backup?
Flood insurance protects external water events. Water backup covers internal system failures like sump pump issues.
Q3: Can I bundle home and auto policies?
Absolutely. Bundling reduces premiums and consolidates coverage—at home and beyond.
Q4: When should I update my insurance?
After major home changes—like new roofs, additions, or renovations—blend updates into your policy at renewal or closing.
Q5: Should I get umbrella coverage?
Yes—especially if you’re at higher liability exposure. It’s affordable and offers peace of mind.
Purchasing a home in Manhattan, IL isn’t just a financial commitment—it’s a lifestyle shift intertwined with location, community, and regional risks. Understanding how your property’s age, condition, and systems affect insurance can save you thousands—and shield you from unexpected setbacks.
At Hicks Insurance Group, we don’t just sell insurance; we partner with you to navigate the process, day-in and day-out. With flexible options, local insight, and a personal touch, we empower informed decision-making that protects your home and your future.
Let’s get it right together. Contact us today at (708) 532‑7474, or request a quote through our website. Because here in Manhattan, IL—and across nearby communities—local knowledge isn’t a formality. It’s fundamental.
Give us a call today and we can help.
If you are new to Hicks Insurance, you probably have some questions. Let's help you get some answers.
If you cause an accident, be prepared to pay your deductible. After you’ve done that, your insurance company should pay the remaining costs, including damages or medical expenses you caused to other parties involved.
Your business insurance needs are as unique as your business itself. While all businesses need certain types of coverage—general liability, business property, and workers’ compensation, for example—your other needs hinge on your type of business. If, for example, you use vehicles in your line of work, you need business auto insurance. Similarly, businesses that manufacture a product should consider product liability insurance. Talk to your agent to determine your exact needs.
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