By Benton White Insurance – Protecting Middle Tennessee Families
If you’re like most homeowners in Brentwood and Middle Tennessee, your home is filled with appliances that make daily life comfortable and convenient. From the refrigerator preserving your groceries to the HVAC system keeping you cool during those hot Tennessee summers, these machines are essential to modern living.
But here’s a question I hear almost daily in my office: “Benton, if my appliances break down, will my homeowners insurance cover them?”
The answer isn’t as simple as yes or no, and that’s exactly why I want to walk you through what every Tennessee homeowner should know about appliance coverage.
The Reality About Appliance Coverage in Tennessee
After helping hundreds of families in our area navigate insurance claims, I’ve learned that appliance coverage is one of the most misunderstood aspects of homeowners insurance. Many people assume that because they own the appliances and they’re in their home, any problem will automatically be covered. Unfortunately, that’s not how it works.
Your homeowners insurance is designed to protect against sudden, unexpected disasters—not the everyday wear and tear that naturally occurs over time. Understanding this distinction can save you from unpleasant surprises when you need coverage most.
When Your Tennessee Home Insurance DOES Cover Appliances
Let me share some real scenarios I’ve handled for clients in Middle Tennessee:
Storm Damage Last spring, a severe thunderstorm knocked out power across Brentwood, and when it came back on, the power surge fried several of my client’s appliances. Because this was sudden and accidental damage from a covered event, their homeowners policy covered the replacement costs.
Fire Damage A family in Franklin had a kitchen fire that damaged their stove, microwave, and refrigerator. Since fire is a covered peril, their insurance helped replace all the damaged appliances, minus their deductible.
Water Damage from Burst Pipes During one of our unexpected cold snaps, a client’s pipes burst and flooded their laundry room, ruining their washer and dryer. This sudden water damage was covered because it wasn’t due to neglect or gradual leaking.
Theft Unfortunately, break-ins do happen in our area. When appliances are stolen during a burglary, your personal property coverage typically helps replace them.
Understanding How Insurance Companies View Your Appliances
Not all appliances are treated the same way in your policy:
Portable Appliances (Personal Property) Items like microwaves, coffee makers, washers, dryers, and refrigerators are considered personal property. If they’re damaged by a covered peril, they fall under your personal property coverage limits.
Built-In Systems (Dwelling Coverage) Your HVAC system, water heater, built-in dishwashers, and similar permanently installed items are considered part of your home’s structure. These are covered under your dwelling coverage when damaged by covered perils.
What Your Standard Policy WON’T Cover
This is where many Tennessee homeowners get frustrated, so let me be completely upfront about the limitations:
Normal Wear and Tear If your 15-year-old air conditioner finally gives out during a hot July in Nashville, that’s considered normal wear and tear. Your homeowners insurance won’t cover this—it’s expected that appliances will eventually need replacement.
Mechanical Breakdowns When your dishwasher’s motor burns out or your oven’s heating element fails, these internal mechanical failures typically aren’t covered by standard policies. Insurance companies view these as maintenance issues, not sudden accidents.
Gradual Damage If your washing machine has been slowly leaking and finally causes damage, this gradual issue usually isn’t covered because it’s considered preventable through proper maintenance.
Special Considerations for Tennessee Homeowners
Living in Middle Tennessee presents unique challenges for appliance protection:
Power Surges Our area experiences frequent thunderstorms, which can cause power surges that damage sensitive electronics and appliances. While direct lightning strikes are typically covered, power surges from the electrical grid might not be—unless you have specific coverage.
HVAC Systems With our hot, humid summers and occasional cold winters, HVAC systems work hard in Tennessee. These expensive systems often need additional protection beyond standard coverage.
Older Homes Many beautiful homes in Brentwood and Franklin are older, with aging electrical systems that can be more prone to issues. Understanding how this affects your coverage is crucial.
Bridging the Coverage Gap
Given these limitations, what can Tennessee homeowners do to protect their appliances?
Equipment Breakdown Coverage This is an add-on to your homeowners policy that I often recommend to my clients. It covers mechanical and electrical failures that wouldn’t be covered under your standard policy. For a relatively small additional premium, you get protection against motor burnouts, electrical shorts, and other internal breakdowns.
Home Warranties vs. Insurance While homeowners insurance protects against sudden disasters, a home warranty is a service contract that covers repair or replacement due to normal wear and tear. Many of my clients find value in having both—insurance for disasters and a warranty for everyday breakdowns.
Scheduled Personal Property For expensive appliances or specialized equipment, you might want to schedule these items separately on your policy for full replacement cost coverage.
Smart Protection Strategies for Tennessee Homes
Here’s what I recommend to my clients in Middle Tennessee:
Invest in Surge Protection Given our storm activity, whole-house surge protectors can prevent expensive appliance damage. Many insurance companies offer discounts for these installations.
Regular Maintenance Keep maintenance records for your appliances. This documentation can be helpful if you ever need to file a claim and prove that damage wasn’t due to neglect.
Know Your Policy Limits Understand both your overall personal property limits and any sub-limits for specific types of items. You might need to increase coverage if you have expensive appliances.
Document Your Appliances Take photos and keep receipts for major appliances. This makes the claims process much smoother if you ever need to file one.
Making Smart Decisions About Coverage
When reviewing your policy, consider these questions:
- How old are your major appliances?
- Could you afford to replace your HVAC system out of pocket?
- Do you have expensive, specialized appliances that might need additional coverage?
- Are you comfortable with your current deductible amount?
Why Local Expertise Matters
At Benton White Insurance, I’ve seen how devastating it can be when homeowners discover their broken appliances aren’t covered. That’s why I take time to explain these nuances upfront and help you make informed decisions about additional coverage options.
Every home and situation is different. A new homeowner in Brentwood with brand-new appliances has different needs than someone in an older Franklin home with aging systems. I work with each client to understand their specific situation and recommend appropriate coverage.
Get the Protection You Need
Don’t wait until your air conditioner fails during a Tennessee heat wave to discover coverage gaps. Let’s review your current policy together and make sure you have the protection that makes sense for your home and budget.
Need help getting started? Reach out to our Brentwood office—we’re happy to walk you through the process or review your current homeowners insurance coverage. At Benton White Insurance, we’re committed to helping Middle Tennessee families protect their homes with comprehensive, cost-effective coverage. Don’t wait until it’s too late to discover coverage gaps. Contact us today to ensure your vacation retreat remains the safe haven you intended it to be.
If you have any questions about the insurance on your home and want to make sure you understand your coverage, you can call us at any time. At Benton White Insurance, we ask that you call us BEFORE you file a claim. We can save you money and time. – almost every time. We can help you cut through all of that.
THANK YOU for your trust in what we do. We’re here to help. Let us help you if you have a claim. We will make it much easier on you for sure.
TEXT or CALL us at 615.377.1212 or EMAIL us at info@BentonWhite.com. Also, on our website – BentonWhite.com, you can get more claim information and file a claim from the site. Let us know how we can help you as we ‘earn’ your business!
Take the first step today. Your future self—and your peace of mind—will thank you.
Benton White Insurance has been protecting families throughout Brentwood, Franklin, Nashville, and Middle Tennessee for years. Contact us today for a comprehensive review of your homeowners coverage and personalized recommendations for your specific needs.
