When should I cancel home insurance?
Don’t Cancel Your Home Insurance Until You Read This — When Should I Cancel Home Insurance?
The bottom line
Cancel home insurance only after the closing process is complete and ownership or mortgage payoff is confirmed. Canceling too early risks a claim gap, lender penalties, or losing coverage on the property you still legally own. Treat insurance the same way you treat keys and money: last to leave, first to protect.
Why timing matters in the closing process
During closing, documents move fast: funds transfer, mortgage gets paid off, the deed is recorded, and keys change hands. Any mismatch between those steps and your insurance dates can cause big problems. Lenders require continuous insurance until the mortgage is satisfied. Buyers must have coverage effective at closing. Sellers must protect the property until possession is handed over.
Step-by-step: When to cancel home insurance (clear, actionable)
- Confirm the final closing date and possession time with your lawyer and realtor. Use the recorded deed or confirmation of funds as the trigger.
- For sellers: keep your policy active through the day of closing and until the buyer physically takes possession. Do not cancel at signing unless your lawyer confirms funds and transfer are complete.
- For buyers: have your homeowner’s insurance start the day of closing (or earlier) and provide proof to your lender. Lenders usually require evidence before funding.
- Coordinate dates: set your cancellation effective date the same day the new owner’s policy begins. Maintain a one-day overlap if possible to avoid gaps.
- Notify your insurer in writing. Request a written cancellation confirmation and ask about prorated refunds or short-rate penalties.
- Confirm mortgage payoff: if selling, ensure your lender confirms the mortgage is paid off. Some lenders keep a quote of insurance until payoff is logged.
- Keep records: cancellation notice, confirmation email, refund details, and the buyer’s insurance declaration (if applicable).
Common pitfalls and how to avoid them
- Cancelling at signing: Signing doesn’t always equal transfer. Wait for recorded deed or funds cleared.
- Assuming the buyer’s policy starts automatically: Buyers must secure and provide proof of coverage.
- Missing a refund: Ask your insurer about prorated vs short-rate refunds and timeline.
- Not telling the mortgage company: If your lender still shows a balance, they may require coverage until the payoff posts.
Quick checklist before you cancel
- Deed recorded or lender confirms mortgage payoff
- Buyer has taken possession (seller) or your policy is active at closing (buyer)
- Written cancellation confirmation from insurer
- Refund terms confirmed
- Copies saved in your closing folder
Final word
The safest, simplest rule: don’t cancel until the closing is final and the new policy or payoff is confirmed. That one rule prevents coverage gaps, lender issues, and unnecessary headaches.
Need help navigating the closing process? I guide sellers and buyers every step of the way. Contact Tony Sousa, Local Realtor: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
