By Jon Merwin, Founder and CEO, Licensed Insurance Advisor
- Hampton Beach is a summer town with a year-round town behind it. Whether a house is lived in all year, used in summer or rented by the week changes which policy it needs.
- Short-term rentals usually need landlord or short-term rental coverage, not a standard owner-occupied policy.
- Beach condos need an HO-6 that fits the association master policy.
- Much of the beach, the harbor and the marsh sits in FEMA flood zones. You can check your flood zone by address.
- We compare 40+ carriers and we don’t charge any fees.
Hampton is really two places. In July, Hampton Beach fills up: cottages on the side streets off Ocean Boulevard are rented by the week, condo buildings near the state park are full, and traffic runs bumper to bumper from Great Boar’s Head to the harbor bridge. In February, many of those same buildings are closed, while families in the neighborhoods off Winnacunnet Road, Lafayette Road and Exeter Road live their year-round lives.
Insurance follows that split. The policy that fits a year-round colonial near Hampton Academy doesn’t fit a beach cottage that’s rented eight weeks a summer, and neither fits a condo on Ocean Boulevard. Portsmouth Atlantic Insurance is a family-owned independent agency founded in 2005, a short drive up Route 1. We’re New Hampshire’s highest-rated agency on Google, with 1,000+ Google reviews and over 2,000 testimonials, and we don’t charge any fees. Call (603) 431-4020, or see our Hampton insurance agency page for every line we write in town.
Year-round homes versus seasonal homes
The first question we ask about a Hampton house is who lives there, and when.
- Year-round, owner-occupied homes fit a standard homeowners policy (HO-3 or broader). Most of in-town Hampton falls here.
- Seasonal homes used part of the year often need a secondary or seasonal home policy. Carriers may ask for heat, a low-temperature alarm or a water shutoff in winter.
- Homes sitting empty during a renovation, an estate or a sale can lose some coverage after a set number of days. See vacant home insurance.
- Winterized cottages. Many beach cottages were built for summer only. Heat source, insulation and pipes affect which carriers will write them year-round.
Short-term rentals near Hampton Beach
Renting a beach house by the week or through a booking platform changes the risk, and most owner-occupied homeowners policies aren’t written for it. If guests stay in the house, the carrier needs to know before the first booking.
- Landlord or dwelling fire coverage fits homes rented to others. Some carriers offer a short-term rental endorsement instead.
- Short-term rental programs are built for nightly and weekly rentals, with coverage for guest-caused damage and loss of rental income.
- Liability matters more with a new group of guests every week. An umbrella can add protection above the property policy.
- Platform protection offered by booking sites is not a replacement for your own policy.
Our short-term rental insurance in Hampton, NH page goes into the details.
Hampton condos
Hampton has a lot of condos, from beach buildings on Ocean Boulevard to townhouse communities inland. A condo unit owner policy (HO-6) works next to the association’s master policy, so the bylaws decide what you need.
- Find out whether the master policy covers the unit’s original fixtures only or improvements too.
- Carry enough loss assessment coverage in case the association assesses owners after a large claim or a big deductible.
- In a seasonal building, ask how the association handles heat and water when units are closed.
- Renting your unit out? That needs to be on the policy too.
Flood zones: beach, harbor and marsh
Flood is the biggest coverage gap in Hampton. Homeowners policies don’t cover it. Much of Hampton Beach, the area around Hampton Harbor and the Hampton River, and the neighborhoods that back onto the salt marsh sit in FEMA high-risk zones. In those zones, a lender will require flood insurance on a federally backed mortgage.
- Check the zone first. Use our flood zone check, or the FEMA Flood Map Service Center.
- NFIP. We place new NFIP policies through Selective. Building coverage generally tops out at $250,000, and there’s usually a 30-day wait unless it’s tied to a loan closing.
- Private flood. For higher limits or different terms, we compare Flow Flood, Neptune Flood, Beyond Floods, The Flood Insurance Agency, CatCoverage and Aon Edge.
- Elevation certificates. Not needed to get a quote, but on a low lot near the marsh one can help with rating.
Our flood insurance in Hampton, NH guide explains zones in more depth, and the flood insurance page covers the basics.
Winter storms at the beach
Nor’easters do more damage in Hampton than hurricanes. Waves can top the seawall along North Beach and Ocean Boulevard, and wind-driven rain gets into older cottages. Wind is generally covered by homeowners insurance, but some policies near the water carry a separate wind deductible, and older roofs may be paid at actual cash value. Water backing up through a drain or sump needs its own endorsement.
Older beach cottages
Many cottages in the streets off Ocean Boulevard and around Plaice Cove and Great Boar’s Head were built close together decades ago and expanded a room at a time. Carriers look closely at wiring, heat, plumbing, roof age and distance to the next building. Some cottages sit on piers or slabs close to grade, which also matters for flood. Updated electrical and heating usually means more carrier options, and we can help you work out which updates matter most before you shop.
Because homes at the beach sit so close together, fire spread is also a real concern. Underwriters look at hydrant distance and construction, and some ask for photos.
Buying a home or condo in Hampton
If you’re buying near the beach, start on insurance when you go under contract. Ask the seller or the association for the current declarations page, roof age, any elevation certificate and the master policy summary for a condo. If the lender requires flood insurance, build in time for the NFIP wait period, or look at private flood. We work with your lender and title company and send the binder and evidence of insurance to them.
- Ask whether the home has been rented, and how often.
- Ask about past water, wind or flood claims.
- For a condo, get the master policy deductible and what it covers inside the unit.
Carriers for Hampton homes
For most Hampton homes, we shop across our 40+ carriers. For larger homes, Cincinnati and Chubb both write at any dwelling limit, and Openly and National General can fit homes up to about $5 million. For nearby towns, see North Hampton, Rye homeowners insurance, Portsmouth homeowners insurance, our coastal New Hampshire guide and homeowners insurance in New Hampshire. Our umbrella insurance page covers extra liability.
What to have ready for a Hampton quote
- The address, and whether the home is year-round, seasonal or rented
- Year built, square footage, heat source and roof age
- For condos, the association’s master policy summary
- For rentals, how often and how long you rent
- Your current declarations page and any elevation certificate
Call (603) 431-4020 or start a quote online. About 90% of our quotes go out within 24 hours.
Frequently asked questions
Does a regular homeowners policy cover a Hampton Beach rental?
Usually not. Homes rented to guests generally need landlord, dwelling fire or short-term rental coverage. Tell us before you list the house.
What is the difference between a year-round and a seasonal home policy?
A seasonal or secondary home policy is built for homes used part of the year, and may require heat, alarms or water shutoff while the house is empty.
What does a Hampton condo owner need?
An HO-6 policy that fits the association’s master policy, with enough coverage for improvements, contents and loss assessment.
How do I know if my Hampton home is in a flood zone?
Use our flood zone check or the FEMA Flood Map Service Center. Much of the beach, harbor and marsh area is in high-risk zones.
Does homeowners insurance cover flooding in Hampton?
No. You need a separate NFIP or private flood policy. A new NFIP policy usually takes effect 30 days after purchase.
Can I rent my Hampton condo?
Check the association rules first, then tell us. Renting a unit usually changes the HO-6 policy, and some associations limit short-term rentals.
Can I insure a beach cottage that’s closed all winter?
Often, yes, with a seasonal or secondary home policy. Carriers may ask about heat, pipes and how often the house is checked.