A masonry outdoor kitchen and covered patio addition in Broken Arrow or Tulsa adds significant value to the property and introduces new considerations for homeowners insurance coverage. Most Tulsa homeowners are surprised to learn that a new outdoor kitchen — a permanent, masonry-constructed structure with gas appliances and electrical connections — is a material change to the property that may require a homeowners insurance policy update, an increase in dwelling coverage limits, or a notification to the insurance carrier. Failing to notify the insurance carrier of a significant outdoor kitchen addition can result in a claim being denied or only partially paid if the outdoor kitchen is damaged in a covered event. VistaScapes & Design recommends that every Broken Arrow homeowner planning a masonry outdoor kitchen contact their homeowners insurance agent before construction begins.
How Outdoor Kitchens Affect Coverage
A permanent masonry outdoor kitchen — built on a concrete slab, with a masonry base construction, a permanent countertop, and built-in appliances connected to the home’s gas and electrical systems — is classified as a permanent improvement to the dwelling by most homeowners insurance carriers. The replacement cost value of a full outdoor kitchen in Broken Arrow ranges from $25,000 to $75,000 or more depending on size and appliance configuration — this amount must be reflected in the dwelling coverage limit for the homeowner to be fully compensated if the structure is destroyed by fire, tornado, hail, or another covered peril. Most homeowners insurance policies automatically cover permanent structures attached to the home up to the policy’s dwelling coverage limit; detached outdoor kitchens (not attached to the home’s structure) may be covered under the policy’s “other structures” provision, which is typically limited to 10% of the dwelling coverage limit. A $400,000 dwelling policy would provide only $40,000 in “other structures” coverage — insufficient for a large outdoor kitchen. Review the coverage structure with the insurance agent to confirm adequate coverage for the outdoor kitchen’s construction value.
Liability and Gas Appliance Considerations
An outdoor kitchen with a high-BTU built-in grill introduces a new fire risk that the homeowners insurance carrier should be informed of. Outdoor kitchen fires from grease accumulation in poorly maintained grills, gas line connections, or flammable landscaping adjacent to the cooking zone are a real liability exposure. Most carriers do not require a separate endorsement for a properly installed and permitted outdoor kitchen, but they may ask about: whether the outdoor kitchen was built with permits (unpermitted structures can complicate claims); whether the gas line was installed by a licensed plumber (improper gas connections are a liability issue); and whether the outdoor kitchen includes a gas shutoff valve accessible from outside the masonry base (required by most local codes and a safety feature carriers look for). Inform the insurance agent of the outdoor kitchen’s approximate value, whether it is attached or detached from the home, and that it was built with permits and licensed subcontractors — this provides the carrier with the information needed to confirm coverage is adequate and in force.
Call VistaScapes & Design at (918) 779-1317 for a free outdoor kitchen consultation in Tulsa. Every VistaScapes project is built with permits, licensed plumbing and electrical subcontractors, and documentation — giving you the record of a properly built outdoor kitchen for insurance purposes.
