Texas Multifamily Quotes

Irving sits in the middle of the Dallas-Fort Worth hail belt, and that one fact drives most of what an apartment owner here pays. The city occupies western Dallas County, borders DFW International Airport, and models into the same catastrophe zone as Dallas and Fort Worth. The weather exposure is shared. The building stock is not, and that is where Irving pricing separates.

Irving is two multifamily markets under one city limit. In the northwest, along the State Highway 114 corridor, Las Colinas is a 12,000-acre master-planned district with mid-rise and high-rise product around Lake Carolyn Parkway and the DART Orange Line Urban Center station. Valley Ranch, which sits behind an engineered levee system, and Hackberry Creek add newer product. South of State Highway 183, along Irving Boulevard, Story Road, MacArthur, and Rock Island, sits a deep bench of 1960s through 1980s walk-up garden apartments carrying most of the unit count.

A 2025 submarket study counted roughly 148 conventional multifamily properties and about 27,733 units in Irving, more than 70 percent of it built before 1990: roughly 5,600 units from the 1960s, 6,559 from the 1970s, and 13,762 from the 1980s. Only about eight properties totaling some 1,812 units have delivered since 2000, and the only notable recent addition has been the 194-unit Heritage Square Apartments near downtown Irving, delivering in 2026. Odds are strong you own a building designed long before impact-resistant roofing was a rating factor.

What Makes Irving Underwriting Different

• Two building types: Las Colinas podium product with low-slope TPO or modified bitumen roofs prices very differently from south Irving composition-shingle walk-ups
• Dallas County hail loading: A widely circulated 2024 hail risk study ranked Dallas County first in the nation for expected annual hail loss, and Irving carries that loading whether or not your parcel has been hit
• Value-add ownership: With cap rates reported near 5.9 percent and pricing around $120,000 per unit, many Irving assets trade to renovation buyers who inherit deferred roofs

Why Insurance Hurts More Here

Irving occupancy has held near 93 percent, but average rents have run around $1,294 per unit against a DFW metro average closer to $1,540. Insurance is priced off replacement cost and hail exposure, not off collected rent. When a carrier reprices a 1978 garden complex to Metroplex hail rates, that premium lands on a rent roll with far less room to absorb it than a Las Colinas high-rise has.

Irving submissions generally run roughly $450 to $700 per unit annually for properties with newer or impact-rated roofs and clean loss history, and $750 to $1,200 or more for pre-1985 garden stock with an aging roof or a recent hail claim. Those are ranges, not quotes, and the spread on the same building is wider than most owners expect. Call (512) 893-3795.

Coverage on an Irving apartment property comes down to four things: the roof, the wind and hail deductible, the valuation basis, and what the form quietly excludes. Getting those right beats shaving points off the base rate.

Roof Age Is the Underwriting Decision

In Irving, roof age is not one factor among many. It is the gate. Most submissions turn on when the roof was last replaced and whether you can document it.

• Under 10 years: Full replacement cost is generally attainable, and impact-rated systems earn the best wind and hail terms available
• 10 to 15 years: Expect a roof inspection report requirement and pressure toward a higher percentage wind and hail deductible
• 15 to 20 years: Many standard markets move the roof covering to actual cash value or a scheduled depreciation table, which can gut a hail recovery
• Over 20 years: Often surplus lines only, frequently with a roof exclusion or wind and hail sublimit unless replacement is bound to a timeline
• Documentation: Irving requires a permit for reroofing work, so the city permit file is the cleanest proof of roof age an underwriter will accept

Wind and Hail Deductibles - Run the Math

Irving policies almost always carry a separate percentage deductible for wind and hail applied to insured value, not to the loss. On a 200-unit property insured at $24 million, 1 percent is $240,000, 2 percent is $480,000, and 5 percent is $1.2 million. A routine DFW hail event that strips shingles and dents every rooftop condenser can land entirely inside that retention, so you fund the repair and still carry the loss history. Owners in coastal markets like Houston read percentage deductibles closely; inland Irving owners often do not.

• Occurrence versus per-building: A per-building deductible on a 14-building garden complex multiplies your out-of-pocket in one storm
• Reserve to match: Taking a 5 percent deductible for premium relief only works if the cash is genuinely there

Valuation and the Quiet Exclusions

• Cosmetic damage exclusions: Texas regulators have permitted endorsements excluding cosmetic hail damage to roof coverings since the late 1990s - on metal roofs, mansards, and painted rooftop equipment this is the difference between a paid claim and a denial
• Scheduled roof depreciation: Roof payment schedules that step recovery down by age are widely filed in Texas; read the schedule before assuming replacement cost applies
• Ordinance or law: Irving codified its building codes in Chapter 8B, adopted the 2021 International Building Code by ordinance in January 2023, and has since moved to the 2024 I-Code family - a partial loss on a 1970s building can trigger code upgrades a bare property form will not fund

Liability and Business Income

• General liability: $1M per occurrence and $2M aggregate is the floor; lenders on institutional Las Colinas assets commonly require $5M to $10M in umbrella limits above it
• Pool liability: Irving licenses each body of water separately and inspects them - confirm every pool and spa is scheduled on the policy
• Loss of rental income: Twelve months is standard, but restoration capacity in Dallas County is consumed fast after a widespread hail event, so eighteen months is safer

Texas is light-touch on landlords overall, but Irving runs one of the more structured municipal multifamily programs in North Texas, and how you perform in it shows up in your insurance file. Underwriters read city inspection results much the way they read a loss run.

Irving Licensing, Inspections, and Codes

• Annual license: Irving Code Enforcement requires an annual multifamily license for apartment communities, with fees due by December 31 and an escalating late penalty starting at 10 percent in January
• Ownership changes are fast: A new license application must be filed within seven days of an ownership change, plus a certificate of occupancy application - a step buyers miss at closing
• Risk-rated frequency: Every complex is inspected annually and assigned a risk rating based on condition, age, and infrastructure; higher-risk properties are inspected at least twice a year
• Chapter 8B codes: Irving adopted the 2021 International Building Code with local amendments by ordinance in January 2023 and has since moved to the 2024 I-Code family; violations are class C misdemeanors, each day a separate offense

Flood, Levees, and the Elm Fork

Irving is unusual among DFW cities in that meaningful parts of it sit behind engineered levees along the Elm Fork of the Trinity River. Irving Flood Control District Section I protects the Las Colinas area, and Irving Flood Control District 3 was created by the Texas Legislature in 1983 specifically to move Valley Ranch out of the 100-year floodplain of the Elm Fork.

• Accreditation drives your flood zone: Property behind an accredited levee is generally mapped outside the Special Flood Hazard Area, which changes whether your lender mandates flood coverage
• Property forms exclude flood: Levee protection does not erase residual risk, so price an NFIP or private flood layer on riverside assets

Storm History and Claims

Irving's exposure is not theoretical. On March 4, 2025, the National Weather Service confirmed an EF-1 tornado in Irving with peak winds near 110 mph on a track under half a mile that still damaged roofs across nearly every building at one apartment community and collapsed a wall at another on North O'Connor Road. In April 2026, the NWS Fort Worth office logged 287 storm reports over six days from April 24 through 29, including 226 hail reports and 11 tornadoes.

• Texas pre-suit notice: Chapter 542A of the Texas Insurance Code requires written notice at least 61 days before filing suit on a first-party wind or hail claim and gives the insurer an inspection right - it applies to commercial property, not just homeowners
• No TWIA inland: The Texas Windstorm Insurance Association covers designated coastal counties, so Irving wind and hail sits entirely in the standard and surplus lines markets

Improvements That Move Premium

• Class 4 impact-rated roofing: The highest-return capital item on an Irving garden property, and often the difference between standard and surplus lines placement
• Hail guards on rooftop condensers: Cheap, fast, and aimed at the loss type Irving actually suffers

Q: How much does apartment building insurance cost per unit in Irving, TX?
A: Roughly $450 to $700 per unit annually for properties with a newer or impact-rated roof and no losses in three years, and $750 to $1,200 or more for pre-1985 garden stock with an aging roof or a recent hail claim. Those are ranges, not quotes - your number depends on insured value, roof age, construction class, loss history, and deductible. Call (512) 893-3795.

Q: Is Irving cheaper to insure than Dallas?
A: Not because of the city line. Irving is in Dallas County and carries the same hail catastrophe loading as Dallas proper. Where Irving owners come out ahead is asset mix - two- and three-story frame garden product carries lower insured values per unit than an urban mid-rise, so the absolute premium is lower at a similar rate. See our Dallas multifamily insurance page if you own on both sides of the line.

Q: My Irving roof is 18 years old. Can I still get replacement cost coverage?
A: Sometimes, but it is the exception. Between 15 and 20 years most standard carriers move the roof covering to actual cash value or a scheduled depreciation table, and past 20 years you are usually in surplus lines with a roof exclusion or sublimit. If replacement is budgeted, share the signed contract - carriers often bind on a firm completion date when they will not bind as-is.

Q: What wind and hail deductible should I carry on an Irving apartment complex?
A: Do the arithmetic first. Percentage deductibles apply to insured value, not to the loss. On a $24 million property, 1 percent is $240,000, 2 percent is $480,000, and 5 percent is $1.2 million. Many routine DFW hail losses fall entirely inside a 5 percent retention. Higher deductibles buy real credit, but only take one if the reserves exist.

Q: Why did my Irving renewal jump after the spring 2026 storms?
A: North Texas absorbed an intense stretch in late April 2026. The NWS Fort Worth office logged 287 storm reports over six days, including 226 hail reports and 11 tornadoes, with hail up to softball size across parts of North Texas. Catastrophe pricing for Dallas County habitational risk moves off events like that whether or not your address was hit. If you came through clean, that is leverage - document it and shop the market.

Q: Do I need flood insurance in Las Colinas or Valley Ranch?
A: It depends on your parcel and on levee accreditation. Irving Flood Control District Section I protects Las Colinas, and District 3 was created in 1983 to remove Valley Ranch from the 100-year floodplain of the Elm Fork of the Trinity River. Property behind an accredited levee is typically mapped outside the Special Flood Hazard Area, which is what lenders key on. Pull the current FEMA panel for your address.

Q: Does the City of Irving multifamily inspection affect my insurance?
A: Indirectly but meaningfully. Irving Code Enforcement licenses apartment communities annually and inspects every complex, assigning a risk rating based on condition, age, and infrastructure, with higher-risk properties inspected at least twice a year. Underwriters treat a clean municipal record as evidence of active management and open violations the way they treat open claims.

Q: My 1970s Irving garden complex was non-renewed after a hail claim. What now?
A: Separate the loss history from the roof, because a non-renewal after one hail claim on an aging roof is usually a roof decision in disguise. Options in order of preference: replace with an impact-rated system and re-approach the standard market, place surplus lines at a higher deductible while the capital plan runs, or split wind and hail onto a separate layer. Call (512) 893-3795 before expiration.

Q: What should I do in the first 48 hours after a hailstorm in Irving?
A: Photograph and date everything before any temporary repair, including rooftop condensers, fascia, gutters, and window screens, since equipment damage is often the clearest evidence of hail size. Tarp and dry in, and keep the invoices, because mitigation costs are generally recoverable. Report promptly, get on the adjuster schedule early, and use licensed contractors who will pull Irving permits.