Our Latest Advice

Cabin season is here, and for many families across Newfoundland and Labrador and Nova Scotia, that means dusting off the dock chairs, stocking the fridge, and getting the place ready for another summer of memories.

Whether it’s a cabin in the woods, a cottage on the lake, a chalet in the hills, or a seasonal home passed down through the family, the excitement is the same.

It also means seasonal property insurance is top of mind. And if you’ve ever been surprised by a quote for a property that is less expensive and more basic than your year-round home, you’re not alone. It’s one of the most common questions we hear this time of year:

“My cabin is worth less than my house, so why does the insurance quote seem so high?”

It’s a fair question. And the answer says a lot about how seasonal property insurance works.

Insurance is not based only on what a property might sell for. It is based on the likelihood of a claim, the potential cost of that claim, and the specific risks that come with the property. Seasonal dwellings can carry different risks than primary homes, which means the premium can sometimes be higher than customers expect.

That does not mean cabin insurance has to be confusing, or that you only have one option. Working with a broker like Munn Insurance can help you understand what insurers are looking at, compare available markets, and find the best available coverage.

A broker doesn’t set the price for cabin insurance. That’s determined by the insurance company.  But a broker can help you understand the quote, explore your options, and look for the right balance of coverage, protection, and price.

What Counts as a Seasonal Dwelling?

Before we get into pricing and coverage, it’s worth clarifying what we mean. A seasonal dwelling, sometimes called a secondary or recreational property, is any property that isn’t your primary year-round residence.

That includes:

1. Cabins: typically rustic, often off-grid, frequently in forested or remote areas
2. Cottages: usually near water, ranging from basic to fully finished
3. Chalets: often in elevated or mountain-adjacent areas with winter and summer use
4. Seasonal homes: properties used part of the year but more finished than a traditional cabin
5. Secondary residences: a second owned property that isn’t your primary home

Each of these comes with its own characteristics, but they share a common thread: they’re not where you live full-time. And that distinction matters a great deal to insurers.

The good news is that not every insurer views these properties the same way. One company may see a seasonal cabin as difficult to place, while another may have more appetite for that type of risk. That is where a broker can help.

Insurance Is About What It Would Cost to Put Things Right

It helps to understand the core principle behind how insurers price coverage.

Insurance isn’t priced based only on market value. It’s priced based on two key questions: how likely is a claim, and how expensive would that claim be to settle?

A cabin might sell for $80,000 on the real estate market. But if it burns down in a remote area and needs to be fully rebuilt with materials hauled in by logging road, that rebuild could cost much more than many people expect. The market value and the rebuild cost are two very different numbers, and insurance is designed to cover the cost to rebuild or repair, not simply the sale price.

This is one reason seasonal property insurance can sometimes seem higher than expected. But it is also why choosing the right insurer matters. Different insurance companies rate these risks differently, and Munn Insurance can help compare available markets to look for the best fit for your situation.

With that in mind, here are the real factors insurers look at when quoting cabin, cottage, chalet, or seasonal home insurance — and how a broker can help.

1. Location Matters More Than You Might Think

Seasonal dwellings are often in beautiful, remote places. That’s the whole point. But from an insurer’s perspective, remote can also mean more risk.

1. Fire stations may be farther away. Response times can be longer, which means a fire that could be contained in a neighbourhood might burn much longer at a rural property.
2. Access roads can be limited. Emergency crews and repair contractors can’t always get there quickly or easily.
3. Exposure to natural hazards may be higher. Wildfires, storm damage, flooding, and other risks can be more pronounced in rural and forested areas.

Insurers price based on the realistic cost of a claim in that specific location. A 1,000 sq. ft. cabin in the woods and a 1,000 sq. ft. bungalow in a suburb can have very different risk profiles.

But not all insurers treat these risks the same way. Some markets may be more comfortable with certain rural or seasonal properties than others. Munn Insurance can help identify which insurers may be the best fit instead of leaving you with only one option.

2. Vacant Properties Come With Their Own Set of Risks

Most seasonal dwellings sit vacant for a significant portion of the year. That’s completely normal, but it’s also a meaningful risk factor for insurers.

When a property is unoccupied:

1. Frozen pipes can burst and go undetected for days or weeks.
2. Break-ins are more likely and may not be discovered until your next visit.
3. Animal damage from mice, squirrels, and other wildlife can accumulate quietly over the off-season.
4. Small problems can become big ones when there’s no one around to catch them early.

Unoccupied properties can be more likely to have undetected damage, and that can lead to larger claims.

This does not mean coverage is unavailable. It means your broker needs to understand how you use the property, how often it is checked, whether it is winterized, and what steps you take to protect it. Those details can help us present your property properly to insurers and look for markets that are comfortable with your situation.

3. Rebuilding in a Remote Area Can Cost More

Here’s something that surprises a lot of people: it often costs more per square foot to build or repair a remote property than a comparable structure in town.

Think about what goes into a rebuild at a cabin:

1. Materials may need to be transported over rough terrain and long distances.
2. Trades and labour may need to travel farther and charge accordingly.
3. Specialized construction, like log cabins or timber frames, may require skilled tradespeople who are harder to source.
4. Off-grid systems like generators, composting toilets, or water treatment equipment have their own repair and replacement costs.

When an insurer sets your coverage limit, they’re estimating what it would actually cost to rebuild your cabin from the ground up, in its actual location, with its actual features. That number can be higher than expected.

A broker can help make sure your coverage amount is realistic while also checking available markets for competitive options. The goal is not just to find the lowest premium. It is to find the right balance of coverage, protection, and rate.

4. Seasonal Property Systems Carry Different Risks Than a Typical Home

Many seasonal dwellings are equipped differently than modern suburban homes, and some of those differences matter to insurers.

Common features that can affect your premium include:

1. Wood stoves and fireplaces: a primary heat source at many cabins, but a greater fire risk than some standard heating systems.
2. Older electrical wiring: seasonal properties are sometimes slower to receive upgrades, which can increase fire risk.
3. Well water systems: if a pump fails or a line freezes, the damage can be extensive.
4. Septic systems: a backup or failure can be costly to remediate, especially in sensitive environmental areas.

None of these automatically mean you can’t get good coverage. They are simply factors that go into calculating your rate and determining which insurers may be the right fit.

This is another area where Munn Insurance can help. Some insurers may have strict rules around wood stoves, wood-burning fireplaces, older systems, or seasonal properties. As a broker, we have access to multiple markets, including insurers that may be more comfortable with these types of features when they are properly installed, inspected, and maintained.

5. Seasonal Policies Have Different Terms Than Primary Residence Policies

Your seasonal property is likely insured under a seasonal or secondary dwelling policy, which is different from a standard home policy. These policies are designed with the unique realities of seasonal ownership in mind, but that also means they may have specific conditions or limitations.

For example, some seasonal policies include requirements around:

1. How often the property must be checked while vacant
2. Winterization procedures that need to be followed
3. Coverage limitations for certain types of water damage or outbuildings
4. Conditions related to wood heat, electrical systems, or property access

It’s worth sitting down with your broker, especially at the start of the season, to make sure you understand what your policy covers, what it doesn’t, and whether anything has changed about how you use the property.

At Munn Insurance, we can walk you through those details and help compare options. That way, you are not just looking at price — you are also looking at what you are actually covered for.

6. The Type of Seasonal Property Also Matters

Not all seasonal dwellings are rated the same way. Insurers consider the nature of the property and how it’s used when determining coverage and pricing.

1. A basic seasonal cabin with no insulation or running water is rated differently than a four-season cottage with full utilities.
2. A property used only in summer versus one accessed year-round carries a different risk profile.
3. A waterfront cottage may have additional exposure to flooding or dock-related liability.
4. A chalet with wood-burning heat and steeper terrain access may be rated differently than a lakeside cottage with road access.

The more your broker understands about your specific property — its features, its access, its use pattern, and its systems — the better they can match you with the right coverage option.

One size does not fit all when it comes to seasonal property insurance. That is exactly why working with a broker is so valuable.

How a Broker Can Help You Find a Better Fit

When you deal directly with one insurance company, you get one company’s answer. That company may be competitive for some seasonal properties, but less competitive for others. It depends on the property, the location, the systems, and the insurer’s appetite for that type of risk.

When you deal with Munn Insurance, you get access to multiple insurance markets. That gives us the ability to compare options and look for insurers that may be more comfortable with your type of property.

This can be especially helpful if your cabin has features such as:

1. Wood stove or wood-burning fireplace
2. Rural or remote location
3. Seasonal road access
4. Well or septic system
5. Older construction
6. Outbuildings, sheds, or garages
7. Waterfront exposure
8. Limited year-round occupancy
9. Off-grid or semi-off-grid systems

These features are common in seasonal properties. They should not automatically mean you are stuck with one quote or limited coverage. They simply mean it is important to find the right insurance market.

A broker can also help explain what insurers are asking for and why. That might include details about property checks, winterization, wood stove inspections, heating systems, road access, fire protection, or updates to electrical, plumbing, or roofing systems.

The value of working with Munn Insurance is not just about price. It is about advice, choice, coverage, and confidence.

The Bottom Line

Seasonal property insurance can feel expensive relative to the property’s market value. But when you look at the full picture — location, vacancy, rebuild costs, systems, and policy type — the pricing starts to make more sense.

The important thing to remember is that not all insurers view seasonal properties the same way.

Some insurers may price cabin insurance higher because the property does not fit their preferred risk profile. Others may have strict rules around wood stoves, fireplaces, remote properties, or seasonal occupancy. Some may be more competitive depending on the property and the protection available.

As a broker, Munn Insurance has more options. We can help explain the quote, compare available markets, and look for a policy that fits how you actually use your cabin.

The value of good coverage isn’t just the dollar amount on your policy. It’s the confidence that if something goes wrong at your place in the woods, you’re not left figuring it out alone.

Have Questions About Your Cabin or Seasonal Property Coverage?

Give the team at Munn Insurance a call. We’re happy to walk you through your options, compare available markets, and help make sure your coverage fits your property, your budget, and the way you use your cabin.

New customers: 1-844-554-0525

Existing customers: 1-855-726-8627

Or get a quote online at munninsurance.com.