Why seasonal camps need a different insurance form
Fulton County has more seasonal camp properties per capita than almost anywhere in New York — the Great Sacandaga Lake shore, the Caroga Lakes, Northville waterfront, and the Adirondack foothills camps that have been in families for generations. Insuring them correctly is one of the things we do best.
The core issue: a standard homeowners policy (HO-3) includes an occupancy clause that requires the home to be occupied. A camp closed from October through May is technically in violation of that clause — meaning a winter loss could be disputed or denied. The right policy form for a seasonal property is a DP-3 dwelling fire policy or a homeowners form specifically endorsed for seasonal occupancy.
DP-3 dwelling fire policies for seasonal camps
A DP-3 is the standard policy form for secondary and seasonal properties. It covers the structure on an open-perils basis (like an HO-3) but with occupancy terms appropriate for non-primary residences. It doesn't cover personal property or additional living expenses in most cases — but for a seasonal camp where the furnishings are secondary and you have a primary home elsewhere, the DP-3 may be exactly right.
Rental activity at camps
Short-term rentals — Airbnb, VRBO, or informal seasonal rentals — are common at Great Sacandaga camps and are a significant coverage issue. Personal dwelling policies exclude commercial rental activity. Before you list your camp, call us and get the rental activity properly addressed in the policy. The endorsement or policy conversion is straightforward; discovering the exclusion after a claim is not.
Winterization and frozen pipe coverage
Frozen pipe damage is the most common seasonal camp claim we process. The coverage generally requires proper winterization: water shut off at the main, pipes drained or blown out, documentation of the process. We explain the specific conditions for every seasonal policy we write and recommend professional winterization documentation to support any claim.
Seasonal camp insurance FAQs — Fulton County, NY
Can I insure my camp at Great Sacandaga Lake under a standard homeowners policy?
+
Usually not appropriately. Standard homeowners policies (HO-3) assume the home is occupied year-round and is your primary residence. A seasonal camp closed from October through April violates the occupancy clause in most standard policies. The right form is typically a DP-3 dwelling fire policy or a seasonal homeowners endorsement from a carrier that specifically accommodates seasonal occupancy. We write both.
What if I rent my Sacandaga camp out through Airbnb or VRBO?
+
Rental activity changes the coverage picture significantly. Most personal dwelling policies exclude commercial rental activity. If you're renting your camp — even occasionally — you need either a home-sharing endorsement or a dedicated short-term rental policy. An Airbnb rental without proper coverage can leave you with no protection for a renter's injury or property damage claim.
Does camp insurance cover frozen pipe damage if the camp is closed for winter?
+
It depends on the policy form and your winterization practices. Most policies that cover unoccupied seasonal properties have conditions: the water must be shut off and pipes drained (or winterized by a professional), and the property may need to be checked periodically. A camp closed with water on in a New York winter is a frozen pipe waiting to happen — and an undocumented winterization is a coverage dispute waiting to happen. We cover both scenarios and explain the conditions clearly.
Related coverage and locations
Related coverage