Home · Condo · Historic homes · Massachusetts
By Jon Merwin, Founder & CEO, Portsmouth Atlantic Insurance · Reviewed by Jon Merwin, licensed insurance agent
Published October 2026 · Updated October 6, 2026
- Portsmouth Atlantic Insurance is licensed in Massachusetts and insures Brookline single-family homes, condos and owner-occupied two- and three-families from our Portsmouth, NH office.
- About 50 percent of Brookline’s housing units were built in 1939 or earlier, per Census data, compared with about 31 percent statewide. Rebuild cost and ordinance or law coverage matter on homes that old.
- About 77 percent of Brookline’s homes are in buildings with two or more units, so condo master policies, loss assessment and landlord coverage come up often.
- Brookline can delay demolition of a building it finds significant for 12 months, or 18 months for National or State Register properties, and nine local historic districts review most exterior changes. Both can slow a rebuild.
- Flood is excluded from homeowners policies. Brookline’s updated FEMA flood maps took effect July 8, 2025, and most high-risk parcels sit near the Muddy River and Leverett Pond.
Looking for home insurance in Brookline, Massachusetts? Portsmouth Atlantic Insurance is licensed in Massachusetts, among 10 states, and we write a lot of Massachusetts business from our Portsmouth, NH office. In Brookline we insure older single-family houses in neighborhoods like Fisher Hill, Chestnut Hill and Pill Hill, condos along Beacon Street and in Coolidge Corner, and owner-occupied two- and three-families across town. As an independent agency, we compare 30+ carriers instead of selling one company’s policy. That matters in Brookline, where the right carrier often depends on the age of the house, whether you live in one unit and rent the others, and what the condo association’s master policy already covers.
Can a Portsmouth agency insure a home in Brookline, Massachusetts?
Yes. We hold a Massachusetts license, and you can work with us by phone, email, video or in person at our Portsmouth office. We can also insure homes in nearby Newton and in Boston neighborhoods such as Brighton and Jamaica Plain. If you also own a place on the Cape, in New Hampshire or in Maine, we can insure it too and line up the renewal dates. For statewide coverage notes, see our Massachusetts homeowners insurance page.
How old are Brookline homes?
Older than most. In the Census Bureau’s 2019-2023 American Community Survey, about 50.3 percent of Brookline’s 28,695 housing units were built in 1939 or earlier. Statewide, the figure is about 30.7 percent. All told, about 64.6 percent of Brookline’s homes were built before 1960. Here’s the breakdown by decade.
Source: U.S. Census Bureau, American Community Survey 2019-2023 5-year estimates, table B25034 (year structure built), from the ACS summary file. Our calculation: units in each period divided by total housing units. Estimates carry margins of error; for example, the 1939-or-earlier figure is 14,445 units, plus or minus 754. Very small bars are drawn at a minimum width so the label stays readable.
Much of that older housing is protected. Town Meeting has created nine local historic districts: Cottage Farm (1979), Pill Hill (1983), Graffam-McKay (2004), Chestnut Hill North and Harvard Avenue (2005), Lawrence (2011), Wild-Sargent (2012), Crowninshield (2015) and Olmsted-Richardson (2022). The town says most changes to the exterior of buildings in these districts, and some landscape changes, need review by the Brookline Preservation Commission. If you own in one of them, our guide to historic home insurance covers the basics.
What kind of homes does Brookline have?
Brookline is mostly a town of multi-unit buildings. Only about 18.2 percent of its housing units are single-family detached homes, compared with about 51.4 percent statewide. About 25.1 percent are in two- to four-unit buildings, and about 18.7 percent are in buildings with 50 or more units. Renters occupy about 53.9 percent of occupied homes; statewide, owners occupy about 62.6 percent.
| Type of building | Brookline | Massachusetts |
|---|---|---|
| Single-family, detached | 18.2% | 51.4% |
| Single-family, attached (townhouse) | 5.0% | 5.8% |
| 2 units | 9.9% | 9.4% |
| 3 or 4 units | 15.2% | 10.6% |
| 5 to 19 units | 22.8% | 10.0% |
| 20 or more units | 28.9% | 11.9% |
That mix shapes the insurance. A single-family owner on Fisher Hill needs a homeowners policy built around rebuild cost. A Beacon Street condo owner needs a unit-owner (HO-6) policy that fits the association’s master policy. An owner who lives in one unit of a two-family and rents the other needs coverage for the building, the rental income and the landlord’s liability.
What does an older Brookline home change about coverage?
Three things matter most on an older Brookline house:
- Replacement cost, not market value. Insure what it would cost to rebuild the house with similar materials and workmanship, not what it would sell for. The Massachusetts Division of Insurance (DOI) reminds homeowners that labor and construction costs have risen, so you may need to raise your dwelling coverage (Coverage A) to rebuild at today’s costs, and that additions and remodels can raise rebuilding costs too.
- Ordinance or law coverage. After a serious loss, rebuilding has to meet current building codes. Ask how much the policy pays toward code upgrades, demolition of undamaged parts and the added cost of building to current rules.
- Local review before demolition. All buildings in Brookline are potentially subject to the town’s demolition delay by-law. For most purposes the town treats removing or covering 25% or more of a building’s exterior sides and roof, removing a side or removing the roof as demolition. If the Preservation Commission finds a building significant, it can delay a demolition permit for 12 months, or 18 months for a property listed on the National or State Register. Inside the local historic districts, most exterior work also needs the Commission’s approval. Review like this can add months to a rebuild, so ask how long your policy’s additional living expense coverage lasts.
Updates matter as well. Tell us when the roof, heating, wiring and plumbing were last updated, because many carriers ask about those systems on older homes. Slate roofs, plaster walls, original woodwork and stained glass all cost more to repair or replace, so we make sure the rebuild estimate counts them.
“Inflation keeps moving the goalposts on what it costs to rebuild, and older homes like the ones on Fisher Hill and in Cottage Farm feel it most. A lot of Brookline homes need much higher dwelling coverage than they carried even a few years ago. The good news is that carriers are expanding their appetite for higher-value homes, so owners have more good choices than they used to.”— Jon Merwin, Founder & CEO, Portsmouth Atlantic Insurance
How should a Brookline condo be insured?
A condo unit-owner (HO-6) policy covers your unit, your belongings and your personal liability. It works alongside the association’s master policy, which covers the building and common areas. Every carrier we write with insures condos except Progressive and Openly. Before we quote, we read three things:
- The master policy. Some master policies cover only the bare walls; others cover fixtures and finishes inside the units. That tells us how much walls-in (Coverage A) protection your HO-6 needs, especially if you’ve renovated the kitchen or baths.
- The master deductible. If the association passes its deductible on to the unit where a loss starts, your HO-6 should be set up to respond.
- Loss assessment. If a large loss or a liability claim exceeds the master policy, the association can assess every owner. Loss assessment coverage helps pay your share.
Our guides to condo insurance vs. homeowners insurance and HOA master policies go deeper.
How do you insure an owner-occupied two- or three-family in Brookline?
If you live in one unit and rent the others, the policy has to cover the whole building, your own belongings and the risks of being a landlord. Depending on the carrier, that’s a homeowners policy written for a multi-family home or a dwelling fire policy for the building plus personal coverage for you. We look at:
- Loss of rental income. If a fire or burst pipe forces tenants out, fair rental value coverage can replace the rent while the building is repaired.
- Landlord liability. Tenants and their guests add exposure. An umbrella policy over the building, your cars and any other homes adds limits on top.
- Your tenants’ belongings. Your policy doesn’t cover them. You can ask tenants to carry their own renters insurance.
- Lead paint. Massachusetts’ Lead Law requires owners to remove or cover lead paint hazards in homes built before 1978 where a child under six lives, and that includes owners living in their own single-family home. State law makes an owner who hasn’t complied liable for damages to a lead-poisoned child under six. Once an owner has a letter of full compliance or interim control, the law requires a liability policy that covers the property to cover lead claims, unless the injury results from gross or willful negligence. Without a letter, a carrier may exclude lead liability but must offer to sell it back. With so much pre-1978 housing in Brookline, ask us how your policy handles this.
Our landlord insurance page explains rental property coverage in more detail.
We’ll compare carriers for older-home, condo and landlord coverage and line it up with your auto and umbrella.
Talk to our Portsmouth team: (603) 431-4020 · Start a Brookline home insurance quote
Does homeowners insurance cover flooding in Brookline?
No. The DOI reminds homeowners that flood damage isn’t included in a standard home insurance policy. You can buy flood coverage from the National Flood Insurance Program (NFIP) or from a private insurer.
Brookline’s flood maps were updated recently. FEMA’s new Flood Insurance Rate Maps for Norfolk County took effect July 8, 2025. The town says high-risk areas in Brookline are shown as Zone A or AE, and federally regulated or insured lenders require flood insurance there. The town’s notice to owners says the new maps added several waterbodies and waterways, including the Brookline Reservoir, Willow Pond and the upper Muddy River. Brookline.News reported that the new map includes 97 high-risk parcels, most of them near Leverett Pond or the Muddy River, and that the largest recent flood came in October 1996, when more than 12 inches of rain fell and the Muddy River and Leverett Pond overflowed onto roads, train stations and buildings. Look up your address on FEMA’s Flood Map Service Center or the town’s map tool.
Heavy rain causes trouble outside the mapped zones too, mostly in basements. Water that backs up through a sewer or drain isn’t covered by a standard homeowners policy unless you add a water backup endorsement, which is worth considering for a finished basement or a basement unit.
- Waiting period. FloodSmart says NFIP coverage goes into effect 30 days after purchase, with exceptions, including a policy bought while making, increasing, extending or renewing a mortgage.
- Program status. As of early October 2026, the Congressional Research Service reports that the NFIP is authorized through December 11, 2026.
- Private options. Private flood carriers we work with include Flow Flood, Neptune Flood, Beyond Floods, The Flood Insurance Agency, CatCoverage and Aon Edge. Which ones can write a particular Brookline home depends on the property.
Our flood insurance page explains the options in more detail.
| Risk in Brookline | Usually covered by homeowners | Usually not covered | What to ask |
|---|---|---|---|
| Wind or ice damage to a slate roof, chimney or gutters | Yes | The part of the loss under your deductible | Is there a separate wind or named storm deductible? |
| Burst pipe in a cold snap | Usually, if the home was heated | Gradual leaks and wear | Water damage limits and low-temperature alerts |
| Water backing up into a basement unit | No | Yes, unless added | Water backup endorsement |
| Muddy River or pond flooding | No | Yes | Flood zone and an NFIP or private flood policy |
| A unit-owner’s share of a large condo claim | Only with loss assessment coverage | Assessments above your limit | Loss assessment limit vs. the master deductible |
| Tenant’s child harmed by lead paint | Depends on compliance letters and policy terms | May be excluded without a letter | Lead liability coverage and buyback |
Do Brookline homes have wind or named storm deductibles?
Some do, even inland. The DOI says some Massachusetts policies have a special deductible that applies only when a named storm or wind causes damage. It is separate from the regular deductible, is usually a percentage of the home’s insured value, and generally ranges from 1% to 5%. It can also be a fixed amount, and it may apply per event, per season or per calendar year. These deductibles are largest on the coast, but read your declarations page and ask us to explain any wind deductible on a Brookline home.
What if no insurer will write a Brookline home?
Because we work with 30+ carriers, one decline doesn’t end the search. If no company in the regular market will write the home, the DOI says the market of last resort in Massachusetts is the Massachusetts Property Insurance Underwriting Association (MPIUA), known as the FAIR Plan. The DOI describes FAIR Plan coverage as basic property insurance, and it doesn’t cover flood. The FAIR Plan’s homeowners program is for owner-occupied one- to four-family homes and owner-occupied condo units, and Brookline sits inland, so its rule for homes more than half a mile from the coast would generally set the named storm deductible as a flat-dollar minimum rather than a percentage. We walk through how a FAIR Plan policy compares with a regular homeowners policy before you decide, and we keep checking the regular market at renewal.
Can you rent a Brookline home short term?
Only in limited cases. Brookline allows short-term rentals of 27 days or less only when the operator owns the unit and it is their primary residence, which the town defines as living there at least 183 days a year. The unit has to pass an inspection and get a Certificate of Registration from the town before it can be advertised, and condo units need the association’s approval. The town also notes that state law requires short-term rental owners to notify their insurer and carry at least $1 million in liability coverage. Tell us before you rent, because many homeowners policies limit coverage for rentals.
How much dwelling coverage does a Brookline home need?
Enough to rebuild it. For an older Brookline house, that often means an estimate that counts plaster walls, original trim and millwork, slate roofs, masonry and chimneys, not just square footage. We compare extended or guaranteed replacement cost options and set the limit with you before the policy starts.
For higher-value homes in Brookline, we compare our six high-value home carriers: Chubb, Cincinnati, Hanover, Openly, National General and Andover, and all six write in Massachusetts. We also look at scheduling jewelry, art and collections at agreed values. For auto, we compare options from our 30+ carriers. Chubb and Cincinnati auto are available only when packaged with a Chubb or Cincinnati home policy. Our high-value home insurance in Massachusetts article and our high net worth insurance page cover the top of the market.
- Year built, square footage and updates to the roof, heating, wiring and plumbing
- Whether the home is in a local historic district or listed on the National or State Register
- For condos: the master policy, the master deductible and the bylaws
- For two- and three-families: the number of units, which one you live in, leases and any lead compliance letters
- Your flood zone from FEMA’s map, and whether you have a finished basement or basement unit
- Jewelry, art, wine or collections worth scheduling
- Your cars, any other homes and your current liability and umbrella limits
Brookline home insurance FAQs
Can an insurance agency in New Hampshire insure my home in Brookline, MA?
Yes, if the agency is licensed in Massachusetts. Portsmouth Atlantic Insurance is licensed in Massachusetts and insures Brookline homes, condos and two-families from our Portsmouth, NH office, by phone, email or video.
Does a historic district affect insurance on a Brookline home?
It can affect the rebuild. Brookline’s nine local historic districts require Preservation Commission review for most exterior changes, and the town can delay demolition of a significant building for 12 months, or 18 months for National or State Register properties. Ask about rebuild cost, ordinance or law coverage and how long additional living expense coverage lasts.
What does a Brookline condo owner need besides the master policy?
Usually a unit-owner (HO-6) policy for the inside of the unit, your belongings and your liability, plus loss assessment coverage for your share of a large association claim. How much walls-in coverage you need depends on what the master policy covers.
How is an owner-occupied two-family in Brookline insured?
The policy needs to cover the building, your own belongings, lost rent if tenants have to move out after a covered loss and your liability as a landlord. If the building was built before 1978 and a child under six lives there, Massachusetts’ Lead Law also matters, so ask how your policy handles lead liability.
Do I need flood insurance in Brookline?
Your lender will require it if the home is in a high-risk Zone A or AE on FEMA’s maps, which took effect for Norfolk County on July 8, 2025. Outside those zones it’s optional, but standard homeowners policies don’t cover flood, and basement backups need a separate endorsement.
Can I rent my Brookline home on a short-term rental site?
Only if you own it and it’s your primary residence, and only after the town inspects it and issues a Certificate of Registration. State law also requires short-term rental owners to notify their insurer and carry at least $1 million in liability coverage.
Sources
- Massachusetts Division of Insurance, “Division of Insurance Reminds Massachusetts Residents to Prepare Now for a Hurricane” (Aug. 8, 2024)
- Massachusetts Division of Insurance, “Massachusetts Property Insurance Underwriting Association”
- Massachusetts Property Insurance Underwriting Association, “Producer Quick Reference”
- Massachusetts Division of Insurance, “Short-Term Rental Insurance”
- Town of Brookline, “Local Historic Districts”
- Town of Brookline Preservation Commission, “Local Historic District Guidelines” (2025)
- Town of Brookline, “Demolition”
- Town of Brookline General By-Laws, Chapter 5.3, Demolition Delay By-Law
- Town of Brookline, “FEMA Flood Maps”
- Town of Brookline, notice to owners on updated FEMA flood maps
- Brookline.News, “Brookline’s flood risk may be higher than FEMA’s new map shows”
- Town of Brookline, “Short-Term Rentals”
- Town of Brookline, “Short-Term Rental Information/Checklist”
- Town of Brookline, Zoning By-Law amendment on short-term rentals (Article 14)
- Massachusetts Department of Public Health, “Learn about Massachusetts Lead Law”
- Massachusetts General Laws, Chapter 111, Section 199
- Massachusetts General Laws, Chapter 175, Section 111H
- 211 CMR 131.08, Coverage for Premises Not in Compliance
- FEMA, “Flood Map Service Center”
- FEMA FloodSmart, “Buy a Flood Insurance Policy”
- Congressional Research Service, “What Happens If the National Flood Insurance Program (NFIP) Lapses?” (updated Sept. 11, 2026)
- U.S. Census Bureau, American Community Survey 2019-2023 5-year estimates, tables B25034 “Year Structure Built”, B25024 “Units in Structure” and B25003 “Tenure”
This page is general information, not a policy or legal advice. Coverage, forms and availability vary by state, carrier and property, and every policy is subject to underwriting. Your policy documents control.
Historic single-family, Beacon Street condo or owner-occupied two-family, we’ll compare carriers from our Portsmouth office.
Talk to our Portsmouth team: (603) 431-4020 · Request a Brookline home insurance quote
Reviewed by Jon Merwin, licensed insurance agent
Portsmouth Atlantic has been an independent agency since 2005, is licensed in 10 states, works with 30+ carriers and has earned over 2,000 testimonials and 1,000+ Google reviews across our two offices. Meet our team.