Tennessee Dwelling Forms
A Tennessee DP-3 policy is the special dwelling form most landlords want when underwriting allows it: open-peril treatment on the building, typically replacement-cost settlement potential, and broader protection than basic or broad named-peril forms—without repeating the page title as a second headline.
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What a DP-3 Form Is (and Is Not)
In ISO dwelling language, DP-3 is the special form. For Coverage A (and usually Coverage B), losses are analyzed on an open-perils basis. Personal property on a dwelling form is often still named-peril even when the building is special form.
A DP-3 is not a homeowners HO-3. It is a dwelling property contract commonly used for landlord risks, frequently paired with separate premises liability.
Related: Tennessee landlord insurance · Tennessee DP-1 · Tennessee DP-2.
DP-1 vs DP-2 vs DP-3 at a glance (Tennessee dwelling forms)
Simplified comparison of common Insurance Services Office–style dwelling forms. Carrier editions and endorsements can change the result—always read the policy.
| Feature | DP-1 (Basic) | DP-2 (Broad) | DP-3 (Special) |
|---|---|---|---|
| Loss settlement on dwelling (typical) | Actual cash value | Replacement cost if conditions met | Replacement cost if conditions met |
| Covered-peril structure for building | Named perils only (short list) | Named perils (broader list) | Open perils (all risks except exclusions) |
| Fire / lightning / explosion | Yes | Yes | Yes (unless excluded) |
| Windstorm / hail | Often yes (may be limited) | Yes | Yes (unless excluded / deductible rules) |
| Weight of ice, snow, sleet | Usually no | Yes | Yes (unless excluded) |
| Falling objects / freezing of plumbing | Usually no / limited | Yes (with conditions) | Yes (with conditions / exclusions) |
| Accidental water discharge (pipes) | Usually no | Yes (sudden & accidental) | Yes (sudden & accidental; seepage still out) |
| Theft of building materials / vandalism | Limited / optional | Broader named-peril treatment | Often broader under open perils (vacancy rules apply) |
| Best fit (typical) | Low-value, vacant, or hard-to-place rentals | Mid-tier rentals needing more named perils | Most long-term landlord dwellings when eligible |
| Relative premium (same dwelling limit) | Lowest | Mid | Highest of the three (usually) |
*Open perils still exclude flood, earth movement, ordinance/law gaps, wear and tear, and other listed exclusions. Wind/hail deductibles and roof schedules can apply on any form.
Tennessee Underwriting Realities That Affect DP-3
- Wind and hail deductibles — know the dollar amount against Coverage A.
- Tornado corridor — open perils still follow wind deductible and exclusion rules.
- Ice storms in Middle and East Tennessee — ice/snow weight and freeze conditions matter.
- Vacancy — vandalism and water can suspend after vacancy thresholds.
- Ordinance or law — older urban stock may need higher limits.
- Flood — river and flash flood require separate flood insurance.
Core Coverages on a Typical DP-3
Coverage A — Dwelling
Rebuild the rental structure. Limit should track reconstruction cost, not market value.
Coverage B — Other structures
Detached garage, sheds, fences—usually a percentage of A unless endorsed.
Coverage C — Personal property
Landlord-owned contents. Tenant property is excluded.
Coverage D — Fair rental value
Loss of rents while uninhabitable from a covered building loss.
Coverage E — Additional living expense
More relevant for owner-occupants; fair rental value is the usual landlord income tool.
Liability
May be on a companion landlord liability form—not always inside bare DP-3 property contracts.
Important DP-3 Exclusions (Technical)
- Flood, surface water, sewer/drain backup (unless endorsed)
- Earth movement
- Ordinance or law (unless added), wear and tear, vermin
- Freezing while vacant/unoccupied unless heat maintained / systems drained
- Vacancy-widened theft/vandalism limitations
When DP-3 Beats DP-2 or DP-1
Choose DP-3 when eligible and you want open-peril building treatment with replacement-cost potential. Choose DP-2 when special form is unavailable or priced out. Choose DP-1 for restricted, vacant, or economy placements.
How much does landlord insurance cost in Tennessee?
For Tennessee landlord / dwelling placements, published 2025–2026 market estimates for a typical long-term single-family rental cluster around $950–$1,200/year (~$80–$100/month), with a wider factor-driven range of $800–$1,700/year.
DP-3 pricing still sits inside the Tennessee ranges above; broader forms (especially DP-3) can cost more than DP-1 for the same rebuild limit when open-peril coverage and replacement-cost settlement are available.
What usually moves the premium:
- Dwelling / rebuild limit (Coverage A) relative to today’s reconstruction cost
- Age of the home and roof, plus updates to electrical, plumbing, and HVAC
- Claims history on the property and the named insured
- Deductible design—especially percentage wind/hail deductibles where used
- Liability limits and loss-of-rents / fair rental value
- Local hazards (hail, wind, wildfire fringe, coastal exposure, crime scores)
- Vacancy, short-term rental, or long-term lease occupancy
- Protective devices (alarms, monitored systems, impact-resistant roof where credited)
- Carrier appetite and form (DP-1 vs DP-2 vs DP-3)
Flood coverage is usually separate from the dwelling (DP) form and is not included in these ranges.
Statewide context: Tennessee landlord insurance.
These figures are approximate published 2025–2026 market estimates (Simply Insurance / Steadily-style state benchmarks and industry range guides) for a typical long-term single-family rental with roughly a $250k–$350k dwelling rebuild—not a Freedom Insurance Group quote or binder.
Tennessee DP-3 FAQs
Does DP-3 cover river or flash flood?
No. Flood requires NFIP or private flood.
Is DP-3 the same as HO-3?
No. HO-3 is for owner-occupants. DP-3 is a dwelling form commonly used for rentals.
Does open peril mean everything is covered?
No. Exclusions, vacancy clauses, deductibles, and roof schedules still control.
Do I still need liability?
Yes for most landlords. Confirm whether liability is packaged or separate.
Sources
- ISO dwelling property form architecture (DP-1 / DP-2 / DP-3 concepts).
- Tennessee Department of Commerce & Insurance consumer resources.
- Insurance Information Institute — rental dwelling basics.
- Freedom Insurance Group — ask an agent.
