Biloxi woman was worried she’d have to choose: home insurance or oak tree

The letter immediately put Keefe on edge. Like many Mississippi Coast residents, she had a tough time finding affordable property insurance this year. Insurance companies are raising rates, withdrawing from coastal markets as hurricanes intensify with climate change or shrinking their portfolios.

"They're raising the prices," Keefe said. "They're scaring people to death."

She had a stressful time finding insurance this year and wound up in the state wind pool, a state-run insurance agency that is a last resort for property owners in the six coastal counties. The wind pool, called the Mississippi Windstorm Underwriting Association, insures homes only for wind damage from storms.

As insurance availability shrinks, companies also are taking a closer look at the properties they do cover. They are insisting homeowners replace older roofs, trim or cut down trees too close to their houses and reduce risk in other ways.

Gulfport Mayor Billy Hewes, whose wife runs their family-owned insurance and real estate agency, said insurers are doing more site inspections to find and reduce their risks. He's had to get limbs trimmed on the Live oaks around his roof's perimeter. He thinks homeowners should be rewarded with lower rates when for reducing risks, but that's not the way it works.

"Quite frankly," Hewes said, "they're rewarded with the ability to purchase a policy, is what it's coming down to."

Trees can pose danger in hurricanes

With hurricane season about to hit full swing, Keefe certainly wanted to keep the wind policy on her house. The Mississippi Windstorm Underwriting Association had inspected her property, the letter said, and was recommending that she remove overhanging limbs and/or trees. The letter asked that she send photos by email if the work was completed.

The retiree, who moved to Biloxi five years ago, was confused because she's had limbs trimmed in the past to make sure they don't hang over her roof.

Keefe talked to a neighbor, who put her in touch with Biloxi's arborist. The city expert recommended she hire a private arborist to determine if any trees around her house posed a risk.

That report concluded that the Live oak nearest her house was unlikely to fall or drop limbs on the house. The private arborist recommended leaving but continuing to monitor the tree.

"Trees are an important asset to our community and their benefits are significant," said the report completed by Ben Kahlmus of Fulghams Inc., based in Tupelo. "They help with storm water mitigation, carbon sequestration, oxygen production, lowering heating/cooling costs, etc."

The report cost Keefe $350. She sent the report to the state wind pool, but hasn't heard anything back.

"I'm just worried that they're going to cancel my insurance," she told her insurance agent. He told her not to worry. He had gotten a similar letter and didn't act on it.

Live oaks prized on MS Coast

More often that not, letters from the wind pool about trimming trees are an advisory, which means the homeowner does not have to act. That was the case with Keefe's notice, which was simply a recommendation.

When a tree must come down, letters clearly inform policyholders that their coverage will be canceled if they fail to act, said Brad Little, assistant manager of the wind pool. The homeowner receives 30 days' notice before cancellation, plus 10 days for mailing time.

"Even a healthy tree, when it rains really hard or there's a lot of wind, they go over as well," Little said. "I love my trees, but I have taken some out that would be a problem."

Live oaks and other trees are prized on the Coast and protected by ordinances that prohibit their removal without permission. Wind pool officials say they are aware of the value these trees have and don't take removal mandates lightly.

City building officials also recognize the need to comply with insurance mandates, which some believe have become more frequent.

"We're not going to interfere with somebody losing their insurance," said Ocean Springs Building Official Darrell Stringfellow.

Keefe has decided to leave her tree as it is for now.

"I don't want to cut the trees down when they don't need to be," she said. "We're not going to have our neighborhood anymore. It's going to look awful if everybody has to cut their trees down. Plus, trees are good for environment."

This story was originally published September 14, 2023, 1:50 PM.

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