By Sara Gebhardt
Saturday, February 17, 2007

Q: I'm confused about renters insurance. Do I need it? I hear conflicting opinions. We had a fire in our complex (very small, confined to one unit) that was a bit of a wake-up call. How do I shop for renters insurance, how much is too much, and can you direct me to any other sources for information? -- Denver

A: Don't be confused about renters insurance. Just buy it.

A lot of renters assume that their landlords have insurance to protect them. That's not usually the case. A landlord's insurance does not cover a tenant's belongings.

Some renters also think that they cannot possibly own enough stuff worth insuring. It is only when all of your stuff disappears that you realize just how much all your furniture, clothes, books, jewelry, sports equipment, and computers and other electronics are worth.

I recommend getting insurance no matter what. If you do not agree, just take an inventory of your things and analyze what you would have to replace if you were a victim of vandalism, theft, fire, water damage, wind storm or explosion.

A typical policy also covers the loss of property when it occurs away from your apartment, such as a bike stolen from the top of your car.

The cost of renters insurance varies depending on the coverage and location. Generally, a basic policy will cover around $20,000 worth of your things and should not cost more than $200 per year. The rate is often less than that; in the Washington area, renters can get insurance for as little as $100 to $175 a year.

Shop for renters insurance as you would car insurance. Call around or search online for quotes and compare rates. Most of the larger insurance companies -- Allstate, State Farm, Geico -- give instant quotes on the Internet, with worksheets to help you figure out how much your stuff is worth. Online, http://www.netquote.com compares the different options based on your Zip code and says it will pick the best choice for you.

Of course, if you want to talk to someone about your choices, you can call these companies, an independent insurance agent or even your state's insurance office.

When I moved into the house I am renting, the floors had just been refinished. I did not realize that my bed and sofas would scratch the new finish. I guess I should have put something under them. The area near the sofas is the worst, with a number of foot-long scratches. What should I expect when I move out? Can the landlord charge me or is it "normal wear and tear?" Should I try to refinish the area myself? -- Washington

Like stains or burns on carpets, scratches on wooden floors are considered beyond "normal wear and tear." Normal wear and tear are those things caused by living in the same place over time, such as worn carpet, shabby paint or a duller floor finish.

Tenants are responsible for damage that is created by accidents or "abnormal" wear and tear. So your security deposit will be docked the cost of repairing the scratches unless you refinish the area yourself. If you are considering repairing the damage, make sure you know what you're doing so you don't make the problem worse.

I rent a condo from the owner of the unit. It's really lovely, except the bathroom, which is horrid. I'm talking ancient white tiles that are so old they can't be cleaned anymore, a tub with rust spots, a shower that desperately needs to be re-grouted, and an ugly under-sink cabinet. I've thought about asking the owner to make some repairs. But he thinks he's a handyman and he definitely isn't (as evidenced by the mess he made of the caulk on the tub). Should I just try to fix these things myself or is there something else I can do? I really would prefer not to have the owner do it. I know he's going to want to do things himself if I mention it to him. -- Santa Fe, N.M.

Unfortunately, as a tenant, you cannot dictate how your landlord will make changes to your unit. You can ask for an upgrade based on the deteriorating conditions of the bathroom, but you will still have to be at the mercy of your landlord's decisions about his property.

Your best bet is to think about what really needs to be done and then draft a potential solution for your landlord to consider. But understand that you do not control the process because you don't own the unit.

There is no good (or legal) way to make changes behind your landlord's back. You will have to talk to your landlord about this, because you need his approval.

One approach would be to offer to take care of certain aspects of bathroom remodeling or maintenance. Your landlord is more likely to agree to your ideas if you have done some research and have information to share. If you would rather live in your current situation than have him make the fixes, think whether you or someone you know would be capable of helping in the project.

You will have more success if you make reasonable, thought-out suggestions that do not cost a lot. Chances are he fancies himself a handyman because he does not want to pay for a professional. So, you'll have to come up with a good proposal -- one that does not offend his handyman visions and one that might result in a nicer bathroom.

It will take an incredible amount of tact, and possibly even your own labor, to make this happen. Most landlords are not willing to hand over control of their properties to tenants who do not really have a long-term stake.

Technically, as long as your bathroom is livable, your landlord is doing his part. If he acknowledges the conditions but rejects your ideas, however, you may be able to negotiate future rent increases.

Do you have questions, comments or ideas about apartment life? Contact Sara Gebhardt via e-mail at aptlife@gmail.comor by mail, c/o Real Estate Editor, The Washington Post, 1150 15th St. NW, Washington, D.C. 20071.