My 85-year-old uncle allowed his homeowners insurance to lapse as he could not afford the premiums. No one knew about this until extensive home repairs became necessary. He doesn't want to sell the house.

What comes now? Can we get homeowners insurance before doing necessary repairs (including a new roof) or do we have to do repairs before getting insurance? How do you protect additional money investment without having insurance?

Peggy, New York

Dear Peggy,

There's no definitive answer to your question because we don't know all the details of the repairs that need to be made, and insurance companies may have different ways of evaluating your application.

Generally speaking, if the house has problems that would lead to further damage (like holes in walls or roof), or other significant problems that make it a "high risk," a company might indeed insist on repairs first. But you won't know until you shop around for insurance.

Contact an independent agent in your area, who can give you rate quotes from several companies. The state of New York also has what's known as a FAIR plan, or home insurer of last resort. You can go to them if no one else will write you a policy, but you'll pay more.

The New York Property Insurance Underwriting Association (NYPIUA), also known as FAIR (Fair Access to Insurance Requirements) is a pool of insurance companies that offers coverage to homeowners that no insurer will voluntarily cover. Since premiums through the NYPIUA tend to be about 20 percent higher, you should make every effort to get coverage in the voluntary market.

For NYPIUA contact information, see our list of state FAIR plans.

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Disclaimer: We are journalists, not financial planners or insurance brokers. Nothing we say should be interpreted as a recommendation to buy or sell any insurance product, or to provide other financial or legal advice.