Answers, Straight Up.

An independent agent like Thompson Insurance represents multiple carriers and shops on your behalf. A captive agent represents only one company and can only quote you that company's rates. Independence means more options, real price competition across 10+ carriers, and an advisor whose loyalty is to you — not to a single carrier's quota.

We work with 10+ top-rated carriers including Travelers, Liberty Mutual, Progressive, The Hartford, Chubb, Kemper, National General, Foremost, and others. We run your profile through all of them and present the best options — not just the first one that comes up or the one that pays us the highest commission.

We offer homeowners, auto, umbrella, flood, earthquake, renters, landlord/rental property, motorcycle, RV, boat, and commercial insurance. As an independent agency, we can build a complete insurance portfolio for your family or business using the best carrier for each coverage type.

Insurance rates reflect real-world costs — construction labor and materials, vehicle repair, medical care, and increasingly, catastrophic weather events. The Mid-South has seen above-average increases due to storm losses and inflation in repair costs. Even without filing a claim, your rate can rise if your carrier's overall loss ratio worsens. We shop your profile at every renewal to make sure you're still on the most competitive carrier available.

At minimum, every year at renewal. You should also review after any major life event: buying or selling a home, marriage or divorce, having children, completing significant renovations, purchasing a vehicle, or experiencing a significant increase in assets or income. We proactively call every Thompson client at renewal to do exactly this.

A deductible is the amount you pay out of pocket before your insurance kicks in. A higher deductible lowers your premium; a lower deductible means higher premiums but less out-of-pocket at claim time. The right deductible depends on your emergency fund and risk tolerance. We walk through this with every client — there's no single right answer.

Replacement cost coverage pays what it actually costs to replace a damaged or destroyed item with a new equivalent at current prices. Actual cash value pays the depreciated value — what a used item is worth today. For most homeowners, replacement cost is strongly preferred. We make sure your policy is structured for replacement cost, not the cheaper actual cash value alternative.

No. Standard homeowners insurance never covers flood damage — not a single dollar. Flood damage requires a separate flood insurance policy, either through NFIP (the federal program) or a private flood carrier. This is one of the most costly misunderstandings in insurance, and it's especially important in Mid-South counties with significant water risk. See our Flood Insurance section below for details.

You need enough to rebuild your home at today's construction costs — not the market value or what you paid for it. Construction costs in Shelby County have risen significantly since 2020. We run a replacement cost estimator on every home we quote using current local labor and material rates. Many homeowners we review are under-insured by 20–40% from policies written years ago.

It depends on the cause. If your roof is damaged by a covered peril — hail, wind, fire, a fallen tree — homeowners insurance typically covers roof repair or replacement, minus your deductible. Normal wear and age are not covered. In Tennessee, most carriers offer either replacement cost or actual cash value for roofs; older roofs may only qualify for ACV coverage, which can leave you with a large out-of-pocket balance after a storm.

Many carriers in Tennessee and Mississippi have a separate, higher deductible specifically for wind and hail claims — the most common type of claim in our region. This deductible is often expressed as a percentage of your dwelling coverage (e.g., 1% or 2%), which on a $400,000 home means a $4,000–$8,000 deductible. We explain every deductible on your policy so you're never surprised at claim time.

Pools and trampolines increase your liability exposure significantly and should be disclosed to your carrier. Some carriers exclude or limit coverage if you have an undisclosed pool or trampoline; others will insure them with proper safety features (fencing, locking gates, safety nets). We make sure your policy includes these assets and that your liability limits are adequate — or that umbrella coverage fills any gap.

Several strategies: bundle with your auto policy, install a monitored security or fire alarm system, upgrade your roof to impact-resistant shingles, raise your deductible if you have adequate reserves, maintain a claims-free history, and — most importantly — let us re-shop your policy annually across all 10+ carriers. Many clients save hundreds of dollars simply by switching carriers while keeping the same or better coverage.

Call us before any major renovation begins. Adding square footage, a kitchen remodel, or a new addition increases your home's replacement cost and you need to update your coverage accordingly. Some carriers also require notification before work begins. During construction, your contractor's general liability policy should cover construction-related incidents — but we can verify there are no gaps in your coverage during the project.

Tennessee's state minimums (25/50/15) are dangerously low for most families. We recommend at minimum $100,000/$300,000 in bodily injury liability, $100,000 in property damage, and uninsured/underinsured motorist coverage at matching limits. If you have significant assets or income, layer umbrella insurance on top. The cost difference between minimum and recommended limits is often surprisingly small.

Mississippi state minimums are also insufficient for most DeSoto County residents. We recommend the same approach as Tennessee: $100,000/$300,000 bodily injury, $100,000 property damage, and matching uninsured/underinsured motorist coverage. Mississippi has one of the nation's higher rates of uninsured drivers, making UM/UIM coverage especially critical here.

Collision covers damage to your vehicle caused by a collision with another vehicle or object. Comprehensive covers everything else — theft, vandalism, hail, deer strikes, flooding, fire, and falling objects. Both are optional if your car is paid off, but generally worth carrying if your vehicle is worth more than a few thousand dollars. If you have a car loan or lease, your lender will require both.

Yes. Standard personal auto insurance follows you wherever you drive in the US, including crossing from Shelby County TN into DeSoto County MS. However, if you live or garage your vehicle primarily in Mississippi, your policy should be written in Mississippi. We make sure your policy is properly assigned to the right state for your primary garaging location — this matters for both pricing and claims.

Your premium will increase — teen drivers statistically represent higher risk. The increase depends on the teen's driving record, the vehicle they'll drive, and your current carrier. We shop multiple carriers specifically for households with teen drivers. Good student discounts, driver training credits, and strategic vehicle assignment can all reduce the impact. Call us before adding a teen — there are strategies that help.

If you carry comprehensive and collision on your personal vehicle, that coverage typically extends to a rental car for personal use. If you only carry liability, you're not covered for damage to the rental. We review rental car coverage with every client so there are no surprises at the counter. Note: rental car coverage does not apply to rideshare or business use.

Yes. As an independent agency, we work with carriers who specialize in non-standard or higher-risk profiles. We'll be upfront about the pricing impact, but we can almost always find coverage. Call us at (901) 402-0779 and we'll tell you exactly what to expect — no surprises.

Umbrella insurance provides an extra layer of liability protection above your home and auto policies. If you're in a serious accident, get sued, or someone is injured on your property and damages exceed your underlying policy limits, umbrella pays the difference — up to $1M, $2M, or more. If you own a home, have savings, or earn an income worth protecting, you need umbrella insurance. It is the single highest-value coverage most families don't carry.

A $1 million umbrella policy typically costs $150–$300 per year — often less than $25/month. It is one of the most cost-effective coverages available. We include umbrella in every full coverage review we do, and the math almost always points strongly in favor of adding it.

Most umbrella carriers require a minimum of $300,000 liability on your homeowners policy and $250,000/$500,000 or $300,000/$300,000 on auto. We build your coverage portfolio so all policies work together correctly — there are no gaps between your underlying policies and your umbrella trigger point.

Generally yes, but it depends on the policy and the breed. Tennessee has a dog bite liability statute and some carriers exclude certain dog breeds or impose sublimits. We review dog breed and bite history during your coverage assessment. Umbrella can provide critical protection for dog bite claims that exceed your homeowners liability limits.

Yes — significantly so. Teen drivers have the highest accident rates of any age group. A serious accident involving a teen driver can produce judgments that far exceed standard auto policy limits. An umbrella policy is one of the smartest moves a family with teen drivers can make. The cost is minimal compared to the exposure.

Some umbrella policies include personal injury coverage that can extend to libel, slander, and defamation claims. Coverage varies significantly by carrier. We review what personal injury coverages are included in your umbrella and can help you find a policy that includes this protection if it's important to you.

Almost certainly yes. DeSoto County has significant flood risk, particularly in areas near the Mississippi River tributaries and low-lying areas around Horn Lake, Walls, and other communities. Critically, 40% of all NFIP flood claims nationwide come from properties outside designated high-hazard flood zones. Standard homeowners policies do not cover flood damage — not a single dollar. We strongly recommend flood insurance for all DeSoto County homeowners.

Flood risk in Shelby County varies significantly by location. Areas near the Wolf River, Nonconnah Creek, Loosahatchie River, and other tributaries carry real flood risk. FEMA's Risk Rating 2.0 methodology means your individual property risk matters more than your general flood zone designation. We run a property-level flood risk assessment on every home we quote.

NFIP flood insurance typically runs $500–$2,000 per year for most Mid-South properties, depending on flood zone, elevation, and construction type. Private flood insurance through our carrier partners is often more competitive — sometimes substantially so. We quote both options and present the best value for your specific property. Use our Flood Zone Lookup tool for an instant estimate.

NFIP (National Flood Insurance Program) is the federal program with building coverage capped at $250,000. Private flood insurance is offered by independent carriers and typically provides broader coverage, higher limits, shorter waiting periods (often 10–14 days vs. NFIP's 30-day wait), and can cover additional living expenses. We work with both and recommend the best option for your property's specific risk profile.

Past flooding history is not a reliable predictor of future risk. FEMA flood maps are updated regularly, development upstream can alter drainage patterns, and extreme rainfall events have become more frequent across the Mid-South. The question isn't whether your home has flooded — it's what the financial impact would be if it did. Even one inch of water in your home can cause $25,000+ in damage.

NFIP policies typically have a 30-day waiting period before coverage takes effect. Private flood carriers often offer 10–14 day waiting periods. If you are in the process of buying a home and your lender requires flood insurance, the purchase closing creates an exception for NFIP. Don't wait until a storm warning is issued — it will be too late.

The New Madrid Seismic Zone runs directly through the Mid-South, making the Memphis area one of the higher earthquake risk regions in the continental US. USGS assessments rate the region at meaningful probability for a significant seismic event. Standard homeowners and renters policies do not cover earthquake damage. Earthquake insurance is a legitimate and often affordable consideration for Shelby County and DeSoto County property owners.

No. Earthquake damage is specifically excluded from standard homeowners, renters, and landlord policies. You need a separate earthquake insurance policy or an endorsement added to your homeowners policy through a carrier that offers it. We can quote earthquake coverage options through our carrier network for both Tennessee and Mississippi properties.

Earthquake insurance in the Mid-South typically ranges from $200–$800 per year for a standard home, depending on your home's construction type, age, location, and coverage limits. Older homes with unreinforced masonry construction generally cost more to insure. Deductibles are usually expressed as a percentage of coverage (5–15%), not a flat dollar amount — something to understand clearly before buying.

A standard earthquake policy covers structural damage to your home from a seismic event, personal property losses, and typically additional living expenses if your home becomes uninhabitable. Coverage terms vary by carrier and policy — some include attached structures like garages, others do not. We review what's included versus excluded when we present earthquake options to our clients.

Yes. Even renters face earthquake risk for their personal property. Standard renters insurance does not cover earthquake damage to your belongings. An earthquake endorsement on a renters policy is often very affordable — sometimes under $50 per year — and provides important protection for furniture, electronics, clothing, and other personal property. Ask us about adding it to your renters policy.

No. Standard auto insurance does not cover motorcycles, RVs, ATVs, UTVs, boats, personal watercraft (jet skis), or other recreational vehicles. Each requires its own policy. A boat towed on a trailer may have limited coverage for physical damage through your auto policy, but liability on the water is not covered. We specialize in recreational vehicle coverage across all categories.

Motorcycle insurance covers liability (bodily injury and property damage to others), comprehensive and collision for your bike, medical payments, uninsured/underinsured motorist coverage, and accessory coverage for custom parts and gear. Both Tennessee and Mississippi require minimum liability coverage for motorcycles operated on public roads. We recommend coverage well above state minimums given the elevated injury risk.

Yes. A motorized RV (Class A, B, or C) requires its own RV insurance policy separate from your personal auto policy. Travel trailers and fifth wheels may have some coverage under auto when being towed, but that protection is typically limited. Full-timers or frequent travelers benefit from specialized RV policies that cover personal belongings inside the vehicle, vacation liability, and roadside assistance specific to RVs.

Most marinas and many waterways require proof of boat insurance. Beyond requirements, watercraft liability coverage is important — if you're in a collision on the water or someone is injured on your boat, the damages can be significant. Boat insurance covers physical damage to the vessel, personal property on board, liability, and medical payments. Seasonal storage coverage is also available. We quote boat insurance through multiple carriers.

Homeowners insurance provides very limited coverage for ATVs and UTVs — typically only for liability while operated on your own property, and often only up to a low sublimit. Physical damage to the ATV itself is generally not covered. Riding off your property requires separate off-road vehicle insurance. If you have family members riding, a separate ATV/UTV policy with proper liability limits is strongly recommended.

Renters insurance covers three things: (1) personal property against theft, fire, water damage from burst pipes, vandalism, and other covered perils; (2) personal liability if someone is injured in your unit or you accidentally damage someone else's property; and (3) additional living expenses if your rental becomes uninhabitable due to a covered loss. Your landlord's policy covers the building — not your belongings or your liability.

Renters insurance is genuinely affordable — typically $15–$25 per month for $30,000–$50,000 in personal property coverage and $100,000 in liability. It's one of the best values in insurance. We can bundle renters with auto insurance for additional savings. There's almost no financial reason not to have it.

Standard renters insurance typically covers personal property both inside and outside your residence — including theft from your car, at school, or while traveling. However, there may be sublimits for electronics, jewelry, or bicycles. We review these sublimits with you and can add scheduled property endorsements if you have high-value items that need specific protection.

Yes, it is completely legal for landlords in both Tennessee and Mississippi to require renters insurance as a condition of the lease. More importantly, it's genuinely in your interest to have it — the protection it provides far outweighs the modest cost. If you need a policy that satisfies a specific landlord requirement, call us and we'll get you set up quickly.

Your renters policy would cover damage to your own personal property from a sudden, accidental water event — including water that comes from above. Your neighbor's liability coverage (if they have renters insurance) could also respond if their negligence caused the leak. The building structure itself is the landlord's responsibility. We help you understand whose coverage applies in these situations.

Landlord insurance (also called dwelling fire or rental property insurance) is designed for properties you own but don't live in. It covers the structure against damage, your liability as a landlord, and lost rental income if the property becomes uninhabitable due to a covered loss. Standard homeowners insurance is only for owner-occupied properties — using it on a rental is a material misrepresentation that can void your coverage at claim time.

No. Landlord insurance covers the building and your liability — not your tenants' personal property. That's why we strongly recommend — and many landlords now require — that tenants carry their own renters insurance. If a tenant's belongings are destroyed in a fire or stolen, your landlord policy will not pay for them. We help landlords create lease language that requires tenant renters coverage.

No. Loss of rental income on a standard landlord policy is covered only when the property becomes uninhabitable due to a covered loss — like a fire or major water damage — forcing tenants to vacate. It does not cover a tenant who simply stops paying rent or breaks the lease. Separate landlord rent guarantee products exist for that risk, though they are specialty products not widely available through standard carriers.

For smaller portfolios (1–4 properties), separate dwelling fire policies per property is typical. For larger portfolios, a commercial property package or blanket landlord policy can often provide broader coverage at lower cost. We work with landlords across all portfolio sizes and can structure a program that scales with your holdings. Call us to discuss your specific situation.

At minimum, $300,000 in liability on each rental property. If you own multiple properties or have significant personal assets, a commercial umbrella or personal umbrella policy layered on top of your landlord policies is strongly recommended. Slip-and-fall claims, tenant injury claims, and habitability lawsuits can produce judgments in the hundreds of thousands of dollars. We review landlord liability exposure as part of every rental property quote.

Standard landlord policies were designed for long-term tenancy and may exclude or limit coverage for short-term vacation rentals. If you use your property on Airbnb, VRBO, or similar platforms, you need a specialty short-term rental policy. Airbnb's AirCover has significant limitations. We can quote specialized short-term rental coverage that properly addresses this growing area of risk.

Our team is available during standard business hours Monday through Friday. For after-hours questions, claims support, and urgent needs — support is available 24/7 at thompinsurance.com. You can also reach us at (901) 402-0779 or admin@thompinsurance.com. Being a Thompson client has its privileges.

Most carriers allow you to pay directly online, by phone, or via automatic bank draft or credit card. Payment options vary by carrier — we'll walk you through your specific carrier's options when we set up your policy. You can also access your policy documents and payment options through the Thompson Client Portal powered by Glovebox.

Call us first at (901) 402-0779 or reach 24/7 support — we'll advise you on exactly how to proceed based on your specific carrier and situation. You can also go directly to your carrier's claims line. Visit our Claims Center for a carrier-by-carrier claims quick reference and a full claims roadmap. We stay actively involved throughout the entire claims process — we don't hand you off and disappear.

It's easier than most people think. You never experience a gap in coverage — we time the new policy to start the same day the old one cancels and coordinate the switch. We handle the paperwork and contact your mortgage company if escrowed payments are involved. There's no penalty for switching mid-term with most carriers, and you'll often receive a pro-rated refund on your old premium.

Our office is at 2298 S Germantown Rd, Suite 1, Germantown, TN 38138 — conveniently located to serve clients throughout Shelby County, Tennessee and DeSoto County, Mississippi. You can also meet with us virtually, by phone at (901) 402-0779, or by email at admin@thompinsurance.com.

Yes — a significant portion of our client base is in DeSoto County, Mississippi. We are licensed in both states and serve Southaven, Olive Branch, Horn Lake, Hernando, Walls, Nesbit, and all of DeSoto County, as well as Germantown, Collierville, Bartlett, Memphis, Arlington, Cordova, and the greater Shelby County area. Knowing both markets deeply is a real advantage — insurance regulations, flood risk patterns, and carrier appetite differ between TN and MS.

More than 34 years of focused service to the same two-county market. We know Shelby County and DeSoto County construction, flood risk patterns, and carrier behavior the way only a local agency with decades in the market can. We proactively call every client at renewal. We stay with you through claims. And we built our agency around a simple principle: your insurance is not a transaction — it's a relationship. Agency For Life.