Buying

What’s Hiding in That Home’s Insurance History?

February 20, 2025

Why Oklahoma Homebuyers Should Demand a CLUE Report

First, I want to give credit to my valued colleague, Pat Vosburgh of NextHome Gulf to Bay in St. Petersburg, Florida, for inspiring me to explore this topic. Last fall, Pat shared insights on the importance of CLUE reports in homebuying, which led me to start thinking about how this applies here in Oklahoma.

When buying a home, most people focus on the big-ticket items—roof condition, HVAC age, foundation integrity. But there’s a hidden factor that can derail your purchase (or make homeownership a lot more expensive): insurance claims history.

That’s where a Comprehensive Loss Underwriting Exchange (CLUE) report comes in. It’s a detailed record of any insurance claims made on a property in the last seven years—claims for things like storm damage, water issues, fires, or even repeated vandalism. If you’re buying a home, this report can be just as important as a home inspection.

So why aren’t more buyers asking for it? And why do some sellers refuse to provide it? Let’s talk about why this matters—especially here in Oklahoma.

Why Insurance History Matters in Oklahoma

We’re no strangers to hail, wind, and tornadoes. In fact, Oklahoma ranks among the top states for weather-related insurance claims. That means:

  • A home might have had multiple roof replacements due to hail.
  • There could be past flooding or water damage that wasn’t fully repaired.
  • A house might be flagged as high risk, making it harder (or more expensive) to insure.

And here’s the kicker: past insurance claims on a home can impact your ability to get coverage—or at least drive up your premiums. This is why I always advise my homebuyer clients to check with insurance carriers during their investigations period at the front end of the contract. 

But here’s what most buyers don’t realize: insurance companies don’t automatically pull a CLUE report when giving a quote.

Wait—Doesn’t My Insurance Agent Check This?

Not exactly. While an insurance company will check your personal claims history, they don’t always see the property’s full claims record. They may use internal databases to flag issues, but they don’t have access to an official CLUE report.

That means you could get a quote that looks good—only for underwriting to change the price later if they uncover previous claims. Or worse, you might get a policy, move in, and later find out your home has a history of issues that could have been a dealbreaker.

Why I Press for More Transparency

Oklahoma law requires sellers to fill out a Residential Property Condition Disclosure (RPCD) or a Disclaimer. But here’s the problem:

  • The Disclosure form relies on the seller’s memory and honesty. If they “forget” to mention past damage, you won’t know unless you dig deeper.
  • The Disclaimer allows sellers to provide zero details. They don’t have to disclose anything, and that’s a major concern.

This is why I go beyond the standard. In my contracts going forward, I will strongly encourage buyers to make the CLUE report a condition of the purchase offer—especially if the seller chooses a Disclaimer instead of a full Disclosure.

If a seller refuses to provide it? That’s a red flag. A clean insurance history should be easy to share. If they push back, you have to ask: What are they trying to hide?

How to Protect Yourself as a Buyer

✅ Make the CLUE report a contract condition. Sellers can request it for free at LexisNexis Consumer Portal.
✅ Consult an insurance agent early. Don’t wait until closing to get quotes—do this during the investigations period.
✅ Look for patterns in claims. A single roof replacement after a storm? No big deal. Multiple water damage claims? Major red flag.
✅ Be wary of sellers who use a Disclaimer. If they’re refusing to disclose anything, a CLUE report is one of the few ways to get insight into the home’s history.

PRO TIP: Know Your Contract Obligations

Here’s a key detail that could surprise buyers (and their agents).
After the expiration of the time periods in the Investigations, Inspections and Reviews Paragraph, a buyer’s inability to obtain a loan due to the unavailability of hazard insurance coverage does not relieve the buyer of their obligation to close the transaction.

Translation?
If you wait until after your inspections period to check on insurance and find out that coverage is unaffordable (or unavailable), you could still be legally required to close on the home purchase. That’s why handling insurance early in the process isn’t just smart—it’s essential.

Legislative Action: Why This Should Be Required in Oklahoma

Right now, sellers in Oklahoma are not required to provide a CLUE report. They can choose the Disclaimer route and avoid disclosing any details about past insurance claims. That leaves buyers vulnerable.

But this is an easy fix.

The Oklahoma Legislature, through the advocacy of the Oklahoma Association of REALTORS® (OAR), should amend the Residential Property Condition Disclosure (RPCD) Act to include mandatory CLUE report disclosure in both the Disclosure and Disclaimer forms. Here’s why:

  • The CLUE report is free for sellers to obtain once a year, so there’s no cost burden.
  • It provides objective, factual information instead of relying on memory or selective disclosure.
  • It gives protection to ethical sellers by avoiding disputes down the road.
  • It protects buyers from hidden risks and skyrocketing insurance premiums after closing.

Requiring CLUE reports in real estate transactions would increase transparency and give buyers the full picture before committing to one of the biggest financial decisions of their lives.

Final Thought: Knowledge Is Negotiating Power

I believe in pressing for more transparency than the bare minimum—because my job is to protect you, not just push a contract across the finish line. A CLUE report can give you critical information that Oklahoma’s disclosure laws might not.

So before you sign on the dotted line, ask for the CLUE report as a condition of the contract. If the seller refuses? That tells you everything you need to know.

And if you agree that Oklahoma should require it, let’s start the conversation. I’ll be sharing this with OAR leadership to advocate for better consumer protection.

Thinking about buying? Let’s talk. I’ll help you navigate the process with confidence—and make sure you’re not stepping into an insurance nightmare. Call/text 405-585-6580 or email Steve@SoldonShawnee.com.