REAL TALK RENTALS

Insurance: What’s Needed For Property Management

Ben Bailey: Coming up on today's episode of Real Talk Rentals, we're going to talk insurance, landlord insurance, renters insurance. We're going to get into all of it. Welcome to Reel Talk Rentals, a podcast brought to you by on Q Property Management. We're here to walk you through all the behind the scenes of owning a rental property and what goes into property management. I'm Ben, I'm your host, and with me as always is Mr. Eric Dixon, the go to expert on all things property management. And today we're going to talk about something so exciting Insurance.

Eric Dixon: Oh yeah.

Ben Bailey: Baby Rental insurance, Landlord insurance, renter insurance. There's a lot to it. It's kind of daunting, but we're going to do our best to go over it, even though we are both not insurance agents.

Eric Dixon: Yeah, that's the ultimate disclaimer, right? Is like, Hey, listen to this. And then seek advice from a real insurance broker. Exactly. Yeah. But this will be from kind of from our perspective, right, Just as.

Ben Bailey: Property managers all the time. All right, So, Eric. Landlord insurance. It's a good idea, right? You should have it.

Eric Dixon: Yeah. And so this is actually a conversation. I as I was signing up clients for years and years and years for on cue, even as I was back when I was just an agent. Is the first question people would ask. Right. How much does my house rent for? And then what do I need? Do I need landlord insurance? Right? And so it's kind of knowing the difference, right? Because most let's say maybe it's half and half, but half of our our landlords live in a home and then they move and they want to rent out that house. So they have what's called their homeowner policy that is just you live there as an owner occupant. It covers your things, the home fire, flood, all that stuff, burglary. But you do you need to make a call and pick up the phone and talk to your insurance broker, your insurance agent, and switch it to a dwelling fire policy. And actually, when when we were we were just going through kind of, hey, what's what this episode is going to be? And I phoned a friend. Yeah. To, to, to give us some.

Ben Bailey: A real expert.

Eric Dixon: A real expert. Right. And I said, Hey, look, this is going to be a quick discussion in case I missed something. What would you say are the top things that landlords ask about and stuff like that? He just he just said, hey, it's the basic stuff. But number one is you want to make sure and switch the policy to a landlord policy, right?

Ben Bailey: Because the homeowner wants, even though you still own the home, if you're not living there, completely different.

Eric Dixon: Right. Unfortunately, we have had it where a client of ours, we manage the property. It's in our owner's agreement that they have to get these these coverages, this landlord policy. But they didn't do it. They had a flood. We maintenance sent out the restoration company, got the claim opened adjuster shows up and is like, Huh, there's a tenant here. Oh that's not the owner. Oh they didn't this isn't covered. This peril is not covered. Decline declined the claim in tens of thousands of dollars. They had to pay because they didn't have the adequate and right correct coverage.

Ben Bailey: Right.

Eric Dixon: So that's very important. If you're listening to this and you have you don't know, just call your agent. Yeah, you.

Ben Bailey: Verify.

Eric Dixon: Figure that out. But I took a couple of notes just as far as a normal landlord policy, kind of what the coverages are and what's not covered in general. Now, this is not, again, not coming from an insurance pro, but just from what we see as we facilitate our owners and tenants during claims and so forth. So like a dwelling fire policy for a landlord would cover things like the structure which includes the driveway and the pool and the retaining wall. And obviously the structure of the home Personal property can be added if you want. So like that would be your fridge washer dryer.

Ben Bailey: Which is pretty common to include in a rental.

Eric Dixon: Yeah. And so if they're included, you probably you need to decide should I pay a little bit more premium and get those things covered as far under the insurance or should I not include them. Save a little bit on premium but then not have coverage. Personal liability is a is a big one. So I asked our agent to I said, hey, give me kind of the good better best as far as coverage is right. And he said, hey, the minimum, which would be good is like a 300,000 liability policy. 500,000 would be your kind of better. And then 500,000 with an umbrella is your best. Right? And there's different pluses and minuses depending on if it's one house, two houses, five houses, ten houses, you know, whatever it is. But personal liability is a big one. Your property management company, whether if you hire it or if you're self managing, I guess you want to make sure you have adequate personal liability coverage, right?

Ben Bailey: Because that protects you if something happens and they come after you.

Eric Dixon: Absolutely. And you want it to to give the tenant like you owe it to the tenant to have good insurance to. Sure. In case there is an issue. Right. That and you weren't negligent it's just like dude freak accident and it covers the personal liability. But personal injury is another one that could cover loss of rents. You know, if you have a flood and the tenants displaced for three months and you have a mortgage payment, you're like, man, you want that loss of rents coverage.

Ben Bailey: So that. Right. So that would help cover the.

Eric Dixon: Cover, the rent that would be coming in so that while the house is getting fixed, things that aren't normally covered and again you could get some supplementary, but normally things like the tenants belongings are not covered anything intentional if you intentionally I've heard horror stories I think we've had clients do it and then they either get caught or man, they got away with that one. They'll they'll kind of force a leak to happen to flood out the house or intentionally do standard insurance fraud. Yeah, you know. Yeah, just just fraud. We were talking about that the other day. Yeah, just mortgage fraud. Insurance fraud. You know, one big thing that you want to keep in mind if you have a home on the market, is typically depending on your coverage and your policy. If a house is vacant for more than 30 days, then there are certain coverages that fall off.

Ben Bailey: So so that's if you haven't moved tenants in, you're obviously covered still just the home, but if it's more than 30 days, certain things are.

Eric Dixon: Not going to be covered, things like vandalism and they call it malicious mischief. I like that if somebody's going to go camping there and damage some things. But it's been more than 30 days, right? That adjuster could come in and say, hey, when did it go vacant? Oh, it's been more than 30. Boom, denied. Yeah. So, yeah, that's a big one. It's one more motivating factor. Get your house rented. Yeah. Price it aggressively, get that thing rented. And then another one that seems obvious, but things that aren't covered are wear and tear items. Right? Like if your AC goes out and the repair is $2,500 or the repair is not possible and you have to replace it, that's not an insurance loss. Know, it's not a peril that's going to be covered under insurance. That would be more of a separate topic, which is home warranties. Right.

Ben Bailey: Right. And we can touch on that. But. So the difference is kind of like if. A tree falls and crushes your AC. That's an accident, right? Yeah. So that might be covered.

Eric Dixon: That would be covered. They'd probably replace the air conditioning.

Ben Bailey: Right. But if it's just. Hey, the AC stopped working, they're going to say that's just normal lifecycle of the unit.

Eric Dixon: Exactly. Yeah. No, that's perfect. I would just say the biggest question that landlords do have that you're probably asking yourself right now, listening is do I have adequate coverage? Do I have enough coverage? And actually, I asked my insurance broker that I've used for many, many, many years, and I said, Hey, what's the most frequently asked question? And they said, Is this enough? Is this enough? Because for a lot of a lot of landlords, a lot of you listening, your rental, maybe it's one that's the biggest investment outside your personal home that you own. Yeah, it's probably worth more than your stock portfolio, your 401 K. You know, it's your biggest investment. Don't go skimping on insurance, Right. Oh, I want to save $200 a year on this premium that over the course of a year is $20 a month and you're going to get shortsighted if there's ever a claim. So I've been involved as a landlord in, I think, three insurance claims, and one of them was made me become a believer, right? So my insurance broker, like I said, I won't name him on here, but. The he set me up with insurance on my fourplex. And it's expensive. It's four units. And it was it was a lot more than a single family home.

Eric Dixon: It's like, okay, whatever. Well, a leak happened in a bathroom and this is back. If you guys have been listening to prior episodes, this is back when I self managed right before I knew better. Oh, yeah, Before I knew better. You know, this is almost ten years ago and there was a leak in behind the shower or something. And I walked in and I'm stepping on the tile and it's wet under the tile. So I'm like, Oh crap. I call my agent. He opens a claim, The adjuster comes out after they had the restoration company, dries it out, and the restoration company and the adjuster showed up and they're like, Oh man, this leak backs up to three other bathrooms in your three other units. And this is actually going to be four different claims if they're if the source isn't the same or something, I can't even remember. But then they pulled out something, pull out the policy and it's like, oh, well, you have added coverage for X, Y and Z. Yeah, we're out. We're going to be able to loop this into one big claim and you're totally covered. And they gutted four bathrooms and replaced everything for one deductible.

Ben Bailey: Did your heart skip a little? Yeah.

Eric Dixon: I was like, I was like, Dude, this is either a 30,000 issue or a $500 issue, right, for the for the deductible. So to my insurance agents credit, he got me that premium coverage for that freak accident, the pinhole leak behind the wall, and it damaged all these units. I had loss of rents for all the units. The tenants all moved out and moved in different places. And I got rent until that thing got done. So and it's just because he gave me premium coverage, right last year. This is the last one I'll kind of share. But last year I had a hose bib backed up or some sort of leak. Another all minor water issues, but it leaked from the outside in into the master bathroom. The property manager set up the claim, did everything and this is back when went on cue, managed everything right. I just got a call from the property manager. Hey, you have a leak? I was like, All right, yeah, send somebody out. They call me from on site like, Hey, this is way worse than we thought. Restoration came in, cut everything up, and they redid the whole master. They did part of the kitchen, all new flooring, all this stuff for 500 bucks. My deductible was just like, dude, because I had fantastic coverage, right? The tenant got up in a hotel covered by the insurance. The I got loss of rents, I got all this other stuff. So I'm a believer of just over insuring and making sure I'm covered. Yeah, just to make sure you know, I'm sure I've seen both sides.

Ben Bailey: So we were just on that subject, but like self managing, you did that for a long time and you still had insurance when you did that. But what, what does that look like? If you're in a property management company, is your insurance different as opposed to self managing, or is it.

Eric Dixon: Well, technically it wouldn't be different. You could have the same. But one thing that if you are shopping for property management companies, ideally they'd have at least a minimum, right? That's like minimum. You need 300,000 or 500,000 liability or hey, if you have a pool, you've got to have this or you've got to have these different safeguards and it causes you to question, Do I have adequate coverage? I'm hoping that when people sign one on with us, that's what happens, right? It's in the contract. We mention it like, Hey, make sure you have at least these bare minimums. So it's not that the insurance coverage would change, but maybe it maybe hiring a professional will give you a little bit more insight and you'll shop it. You'll try somebody else.

Ben Bailey: Yeah, it'll answer that question for you. Is there enough coverage? They've seen it all. Yeah, we've seen it all here, so we'll tell you.

Eric Dixon: So I would say as far as having the the insurance, nothing really changes. Maybe you shop it, maybe you check your coverages. But I think what does change is when a claim happens, if I'm self managing, I might have a contact or two tech some buddies post on Facebook. Hey, does anybody know a plumber? But when you have a professional manager, they've got that relationship with vendors, plumbers, electricians, like we have restoration specialists that, hey, if it catches on fire, we're going to send these guys. If we if it's a flood, these guys are great. If it's a mold thing or if it's asbestos testing or if there's knee shap or there's, you know, other specialties, we have all those relationships already. Whereas if I'm self managing, I might not, might not have that stuff.

Ben Bailey: Yeah, I wanted to touch briefly on because I'm a renter renters insurance. Oh yeah it's we require it it property add on property management I know I'm assume most property management companies do but even if they don't you would say it's a good idea for renters.

Eric Dixon: Yeah it's a it's a yes. The short answer is yes. Then moving on. Yeah. The the truth is the not all. Leases or property managers or landlords require it. And it's a big it's a big liability for the for the landlord. It's like, no, your renter must have renters insurance minimally, you know, minimum coverage is it really is hard when so we we've always required it but now we have better processes in place to make sure they have it.

Ben Bailey: To verify.

Eric Dixon: To verify they have it. Whereas before we check they have it, but maybe they cancel the policy and they didn't correctly add us as additionally insured. We weren't notified. Something happens and they're like, Oh, I canceled that coverage. Yeah, well, dude, the house flooded and ruined all your stuff. The landlord will rebuild the house, but his insurance isn't going to cover any of your stuff. Yeah, and so they're out of luck. So it's not only for the tenant. Absolutely. They absolutely need it. It's a it's a necessity, but it needs to be required in the lease. I can't tell you how many leases we do take over that don't require it. And so then we're taking over lease that doesn't require it and so at renewal would renew them on our lease and they're required to have the insurance at that point. You know, and these are things you know, I made a couple of notes because I didn't want to forget this on the fly here. But, you know, renters insurance typically covers things like contents right up to a certain amount ten, 20, 30,000, whatever it is. If there's a flood and your laptop's on the ground, it's like your 2000 laptop gets gets taken, clothes, furniture, if there's a apparel in, the electricity goes out, all the food in your fridge went bad, you know, stuff you don't even think about. Yeah. Oh man. To fill up your fridge is 500, maybe 1000 worth of stuff. Your fridge and freezer burglary is a big one. So which it's funny because in the insurance world, theft and burglary are different things, right?

Ben Bailey: We're talking about.

Eric Dixon: This. Yeah. Theft isn't covered because that's like no forced entry, no police report. Yeah. Burglary is like forced entry, police report and all that stuff. Yes, it's covered. But when you say, hey, my wedding ring went missing yesterday. Yeah, that's it. Yeah. It's probably not covered, you know, So it's absolutely necessary. Yeah. As a renter. I haven't personally when I've rented had to exercise my my policy. I never had to pay deductible and get something.

Ben Bailey: Have you? Oh, yes. Yeah, I. Moving into a rental property out here in Arizona. It was the first house we moved into out here, and we'd been in the house for, like, maybe two weeks. And so we still have stuff in boxes we just moved from. Another state garage is filled with boxes of belongings that we haven't even brought in the house yet. And the water heater like, exploded. I mean, just flooded. There was like, yeah.

Eric Dixon: It has to happen right after you move in.

Ben Bailey: Exactly right. So we just have cardboard boxes that are like almost floating in here, you know, and we're freaking out and called. And we had great renters insurance. And it was one of those things where you don't in my head, I'm like, We have great coverage, and then I'm going, But do we until that guy gets there.

Eric Dixon: And starts.

Ben Bailey: Telling us what's covered and what's not, I was panicked, you know, like, is this covered? I don't know.

Eric Dixon: The thing is, you think you look at policies and it's like up to 100,000. You're like, Dude, wait, I don't have $100,000 worth of stuff or whatever. But then there's so many exclusions, so much fine print and red tape that you're like, you really don't know unless you really look into it what's going to be covered or not.

Ben Bailey: We were fortunate and we had a great experience with our insurance and the guy came out and it was a $500 deductible and we had probably $20,000 worth of stuff replaced. You know.

Eric Dixon: We've seen tenants that got good coverage. We have crazy issues, right? We had somebody who on 4th of July put fireworks in the garbage can. The garbage can melted and caught the house on fire. You know, the the owner's insurance ended up covering the building, but the renters insurance, they paid $100,000 to the tenant to help recoup. You know as yeah, they had it capped at 100, but they paid out. And so it's a necessity. When you say should renters have insurance? It's just a short. Yes. Period and no exceptions. Yeah, they need to have it. There are tons of different avenues you can get supplemental. You can get double insurance like health insurance, you can double double up or whatever. But yeah, definitely necessity.

Ben Bailey: I remember before I got married and had kids and stuff like renters insurance would never have been on my radar because I'm like one guy and I own like a backpack worth of things, you know? And that's it.

Eric Dixon: Your guitar and your amp.

Ben Bailey: That's it, man. That's it. What else do you need? And then, you know, now it's like I have four kids and my wife and all of our stuff is in this home and it adds up real fast.

Eric Dixon: Yeah, like, and you can get it. It's between 15 and $50 a month. Yeah. And it can range, obviously, depending on how much stuff and what you want covered. But it's not hundreds of dollars a month. Yeah. It's not health insurance. It's not car insurance. Right. No, it's. And it's just as important as those as far as as far as that goes.

Ben Bailey: So so we kind of mentioned it earlier. And I want to touch on home warranties, which are not our favorite things here. Always. They're they're tough.

Eric Dixon: It is tough. I actually had to. Was it the other day? Oh, I was talking to. I was at church talking to somebody in the hall. We were talking about property management and real estate and stuff. And they're like, Eric, do you recommend home warranties? This is an older lady. I don't know why I'm trying to impersonate her voice. They're spot on. But what about those home warranties? You know? And I'm like, honestly, I hate them. I hate them. And and she's like, really? She was just like, so enthusiastically. I really. Why why don't you like them? And I mean, my biggest reason for not liking them is because as a property manager, they are slow and inefficient and they in general, this is a generalization. They assign some bootleg vendors, man. It's like it's an AC issue. In July, we're in Arizona, it's 115 degrees on a Friday night and they say, I'll be there next Thursday.

Ben Bailey: Yeah.

Eric Dixon: And the owner is like, Yep, have my home warranty, it's covered. And we're like, No, dude, you can't wait till next Thursday, right? Unless you want to pay for a hotel for a week. In the meantime, you know, it's just so for AC stuff in the summer, it just doesn't make sense to have a home warranty in Arizona. So if you're buying it for your AC unit as a landlord, that's a tough sell, man. Yeah, I do feel a little bit differently about it. If, Ben, if you owned your house and you got a home warranty for you because you and your wife would be like, Hey, we're doing this and we'll we'll roll with the punches.

Ben Bailey: Like, yeah, we can make that call first.

Eric Dixon: We'll make that call for ourselves. But when you're doing it and you're displacing a tenant's experience and their their pure enjoyment of the home to save 100 bucks or 200 bucks or 300 bucks, you know, I rarely see that a home warranty saves you thousands of dollars, you know? Yeah. It's like, no, you pay 500, 600 bucks a year and then you pay the service call every time. And then I'm like, You're 1000 bucks into this thing. You saved maybe 300 bucks. And he created so much work for yourself and so much work for your property manager and the experience for the tenant, I promise you, is not great.

Ben Bailey: Yeah. I mean, you're literally displacing someone's life. You know, a lot of times and we always say this, but it's not intentional and words aren't malicious. You know, you think of warranties like I got a warranty on when I buy something new. Like, of course, you know, it sounds like a great thing and you don't realize how many hurdles, how little it's saving you and how many hurdles you might be going.

Eric Dixon: Through, even if it is saving the landlord a little bit of money. Just do keep in mind the the tenants experience with it, right? It's like, hey, if you save 100 bucks on every plumbing repair, it's like hopefully you don't have multiple plumbing repairs a year. You know, it's like and I can tell you that most of the time people that bring over home warranties when it's time to renew, they just realized, you know what, I only used it once.

Ben Bailey: It didn't have all this.

Eric Dixon: I paid all this money. I'm just going to take maintenance as it comes. And usually you save in the long run, right? You know, I'm just not a huge fan for that reason. Yeah. And we have seen so many things denied. I mean, it's like, oh, my home warranty will cover it. They go out and they're like, Oh, this isn't covered. It's like like you said, it fits in perfect with insurance.

Ben Bailey: Yeah.

Eric Dixon: But home warranties job similar to an insurance adjusters job is to find ways to get out of covering it. Right. So it's like, Oh yeah, we totally cover the AC, but we don't cover whatever freon. Yeah. And it's like, well, dude, that's like half the cost of the repair. Yeah, that's. That's $500 of the repair. Oh, yeah.

Ben Bailey: That doesn't work without that. But yeah.

Eric Dixon: So, so I don't know. I mean, are they worth it again, it's another short answer. No period. But if you already have one. Hey use it till it's done right. Re evaluate. I'm not going to tell you absolutely cancel it but re evaluate. Sure. Ask your property manager if their life will be easier with or without it. And if you love your property manager you'll take that into consideration, you know.

Ben Bailey: Yeah. So and I think there is like I know me personally coming into this business. I didn't know those were two different things. Insurance and warranties.

Eric Dixon: You know, a lot of people don't. Actually. It's funny you say that an owner recently, it was like two weeks ago signed up with our service and they they sent in their proof of insurance for the for the property because hey, we have a minimum liability coverage so you got to have. She sent over a copy of the home warranty and said, Hey, I can't find the personal liability coverage on here. And and actually our sales guys like, Hey, dude, check it out. She sent over the home warranty. Yeah. How do I, I don't want to like and know and just call it what it is. Say, hey, that's the home warranty. Can you send over the insurance. So they send over and she's like, they own it free and clear. And the reason that's important, I'll get to you in a second, But she's like, Oh, oh, I haven't got property insurance yet. And I'm like, no, it's it's tenant occupied. A tenant lives there. We're taking it over. It's not insured for fire, flood, all that stuff. And so we're like, no, no, no, no. Here, here. We gave her a couple of referrals and just said, Hey, look, you've got to get property insurance before you onboard this to to our company. And that's why we have those minimum coverage is the reason I mentioned the mortgage is because it's not uncommon that when you own it free and clear, you've got to pay your annual insurance upfront. And some people just forget or they don't realize it. Yeah, when you have a mortgage, your mortgage servicer requires insurance as part of the payment, right? So you can't actually do it. And if you don't provide them with insurance, they buy it on your behalf and charge you. So if you have a mortgage, usually it's built in. But no is just just this week it was somebody didn't know the difference between home quarantine insurance. They pay the $600 for the home warranty thinking it was insurance for the property. Yeah. And it's like, oh, no, that's everything but insurance.

Ben Bailey: Yeah. It literally would cover the ACA if it stopped working. But if the tree next door crashed through the house, you're just out of luck.

Eric Dixon: Yeah. If the house burns down, it floods. The tenant does something malicious. It's like, No, you have no coverage.

Ben Bailey: Yeah, I thought it was funny yesterday when we were going through and prepping for this, and you kept talking about people, you know. Oh, I'll just leave it under my name and not say it's tenant doubled. Is that okay? Because it's cheaper rent and you're like it's just mortgage fraud.

Eric Dixon: Yeah. Oh that's a whole different topic because we'll get people that that were like. And you know what this actually is an insurance question is so somebody buys a home, it's their second home, their vacation home, right. Yeah, because it requires less down payment, 10% down instead of 20% down for an investment. And the interest rate is slightly better. So they'll be like, Oh, yeah, lender, it's my second home. I'm going to go visit Arizona. Oh, yeah, cool. Close the loan. The day after closing, they call us, hire us to rent it. Yeah. And then we have a claim and an insurance claim happens during the tenancy and it gets denied because they have it insured as a vacation home, not as a rental. Right. And so it's like, you know, two things here. Just simple mortgage fraud, no big deal. You know, and I say that jokingly, by the way, that is a big deal. I do not condone that fraud.

Ben Bailey: Of any kind. Not great.

Eric Dixon: But it's mortgage fraud and insurance fraud. Yeah. So and I throw fraud around like it's no big deal. But we've had we've had people get VA loans, FHA loans, and then they call us to manage it. Yeah. And it's not our problem. I mean, I didn't we're not involved, but I'm sitting there going like, you just signed that you're going to live here for at least 12 months as your primary residence. Yeah. Got in here with a sneaky low interest rate and a low down payment. And now we're managing it. And it's like, it's just this weird, like, well, at least go get landlord insurance. Yeah.

Ben Bailey: Well, they probably think to, like, not even, like, trying to be sinister. They're just like, Oh, I found a loophole. Oh, it's cheaper. If I do it this way, then it's like, Yeah, man, you're not the first one to think of that. And now nothing is covered.

Eric Dixon: No, no. I've got some friends that do an insurance podcast. And by the way, we're not the insurance professionals again, but they'll even say, like, do not shop rate or insurance just based off rate. Like, I promise you, it's not worth going to the lowest bottom of the barrel online insurance. Like I like having a broker that lives locally and I can call and text. Yeah, like I love that because when I have an insurance claim, I text him a thing, call him whatever, He opens the claim and gets it done. Yeah, online is probably a little cheaper. These big national brands. Sure, but I pay for top tier quality and top tier coverage.

Ben Bailey: So yeah, if you call it a national brand because you're going to do a podcast today to run through questions. Yeah, they're probably not answering the phone, but that guy answered yesterday.

Eric Dixon: Oh dude, I even said, Hey Ben, let me call him. I put him on speaker.

Ben Bailey: Yeah, answered right.

Eric Dixon: Away, answered to rings, called me by name. Yeah. So, dude, how's your day going? I walked.

Ben Bailey: Through everything. It was awesome. So, yeah, I mean, I think that kind of wraps it up, like, when it comes down to it. Make sure you talk to a professional about insurance. Make sure you're covered.

Eric Dixon: Yeah, That's your that's your takeaway. Do you have adequate coverage right now or when you buy your rental use, don't just take your insurance agents word for it about stuff. Call an insurance professional and say, Hey, do I have adequate coverage? Do I need to change my coverage?

Ben Bailey: Yeah. And if it's a little bit more, it's probably worth it. Yeah. In the long run, you get what you pay for.

Eric Dixon: And then consult. Consult your insurance professional. Don't listen to this and yeah, and make changes just based off of me and Ben. Yeah.

Ben Bailey: Yeah. If you're making life changes based on what we say, that's rough. All right, well, that's it for us this time. Be sure to follow the podcast and leave us five star reviews. You can. It really, really helps out. And we will check you guys next time.