Case Study: 10,141-Unit Portfolio Goes From Zero to 93% Resident Insurance Enrollment in 30 Months

This captive resident insurance enrollment case study follows a 10,141-unit multifamily portfolio that joined Insur3Tech’s captive with no prior resident insurance program in place. It is one of the programs we’ve built, and the figures below are the documented results of a live program over 30 months, not a projection.

The starting conditions

• Portfolio: 10,141 units with no prior resident insurance program

• Month 0 net revenue to ownership: $0

• Enrollment at launch: 0%

The ownership group had never run a resident insurance program. There was no carrier to migrate from, no enrolled base to transition and no loss history to price from. That starting point is common. Many properties let residents carry their own coverage, or have no requirement at all, so the premium and the underwriting profit never reach the owner.

Month by month enrollment

The build followed a predictable pattern: a slow start as new move-ins enrolled, acceleration as leases turned, then a plateau near the portfolio’s natural ceiling.

• Month 1: 603 residents enrolled, $6,633 a month net to ownership

• Month 3: 1,847 enrolled, $20,317 a month

• Month 6: 3,614 enrolled, $39,754 a month

• Month 12: 5,892 enrolled, $64,812 a month

• Month 18: 7,441 enrolled, $81,851 a month

• Month 24: 8,733 enrolled, $96,063 a month

• Month 30: 9,455 enrolled, $104,005 a month, at 93% penetration

The results at month 30

• Enrolled residents: 9,455 across 10,141 units

• Penetration: 93%

• Monthly net revenue to ownership: $104,005, or $1,248,060 annualized

• Total net profit to ownership over 30 months: $1,686,603

• Loss ratio over 30 months: 13%

Our programs have consistently averaged 75% to 93% resident enrollment over time. This portfolio reached the top of that range.

What drove 93% penetration

• Default-in enrollment in the PMS, with the monthly charge automated from day one of each lease. Our guide on move-in enrollment covers the setup.

• Consistent presentation at move-in, with leasing staff trained to explain the program and handle opt-outs.

• A clear opt-out path. Residents with qualifying coverage can remove the charge by providing a certificate of insurance.

• Accountability. Monthly reporting flagged properties below target so managers could follow up.

The 7% not enrolled at month 30 were residents who provided their own qualifying coverage. That is the right outcome for a program that respects resident choice. For more on this, see how to reach 90% enrollment without forcing anyone.

What a 13% loss ratio means

For every premium dollar collected over 30 months, 13 cents went to claims. That reflects professional management: good screening, maintained properties and consistent lease enforcement. In a traditional program, the margin after claims would have gone to the carrier. In Insur3Tech’s captive, it came back to the ownership group as $1,686,603.

What this means if you are starting from zero

The $104,005 a month at month 30 didn’t exist at month 0. It was built lease by lease. An operator starting today sees month 1 numbers first and month 30 numbers later. The real question is when you want the month 30 economics to begin. Read how profit-sharing works to see the full model.

How Insur3Tech fits

Insur3Tech’s captive has no minimum premium and no unit minimum; portfolios as small as 4 doors can join. There are no holdout periods. The entire program is reinsured, so you carry no downside risk. What isn’t spent on claims comes back to you. We insure 100,000+ doors.

Starting from zero? Book a free discovery call. We’ll audit your portfolio for free and tell you how much you can expect to get back every year.