The landlord insurance specialist for real estate investors. One master policy for your entire rental portfolio. Add a property Monday, sell one Friday — no mid-term hassle.
SES Risk Solutions has been a specialist in real estate investor insurance for over 30 years, headquartered and operating with a California insurance license (#0773864). The company is a program administrator — not a direct carrier — backed by a panel of 10+ A-rated carrier partners. SES has built their entire business around one client: the real estate investor who owns rental properties. With 4,000+ active investor portfolios, 75,000+ insured properties, and $10 billion in total insured values, SES has the scale and institutional depth that most specialty landlord programs can't match.
SES offers two distinct programs for real estate investors. The TIMS Portfolio Program is designed for investors with 5 or more properties — in practice, a minimum of 5 properties to be eligible. TIMS is a master policy that covers the entire portfolio under one policy, with the ability to add and remove individual properties throughout the policy term as investors buy and sell. The QUBIE Individual Asset Program serves investors with 1–4 properties, offering instant quotes from a single property address and fast policy issuance. Both programs cover fire, water damage, windstorm and hail, general liability, and loss of rental income.
Carolyn Todd places active real estate investors with SES — particularly through the TIMS portfolio master policy. For investors who are actively buying and selling properties, the ability to move assets in and out of the master policy without starting over is a significant operational advantage. Rather than managing separate policies for each property with multiple carriers at different renewal dates, TIMS consolidates the entire portfolio under one policy with one renewal date and one billing relationship.
What makes SES the right tool for active real estate investors — and why Carolyn reaches for them first when a client has a growing rental portfolio.
| Feature | TIMS Portfolio | QUBIE Individual |
|---|---|---|
| Properties | 5+ Properties | 1–4 Properties |
| Policy Structure | Master Policy | Individual Policies |
| Add/Remove Properties | Yes — Anytime During Term | New Policy Per Property |
| Quoting | TIMS Portal | Instant (Address Only) |
| Best For | Active Investors Buying & Selling | Small / Beginning Investors |
| Billing | One Bill, One Renewal | Per Property |
The TIMS portfolio program is SES's flagship product for active real estate investors. Rather than managing separate policies for each rental property — each with its own renewal date, carrier relationship, and billing cycle — TIMS puts the entire portfolio under one master policy. One renewal date. One billing relationship. One place to manage the whole book. For investors with 6 or more properties, the administrative simplification alone is significant. For investors who are actively buying and selling, the master policy structure is transformative.
This is Carolyn's most cited reason for recommending SES to active investors. Properties can be added to or removed from the TIMS master policy at any point during the policy term — as an investor acquires a new rental or sells an existing one. No new policy to bind, no carrier search, no mid-term cancellation complexity. The property goes in when you close, comes out when you sell. For investors who are actively turning their portfolio, this operational ease is a genuine competitive advantage over carriers that require separate policies for each property.
QUBIE is SES's individual asset program for investors with 1–4 properties. It requires only a property address to generate an instant quote — no lengthy applications or manual data entry. For smaller investors or clients just getting started in real estate investing, QUBIE provides the same SES product quality with a frictionless entry point. Carolyn uses QUBIE for clients who aren't yet at the 6-property threshold for the TIMS portfolio program.
SES's 10+ carrier partners are all A-rated, which matters specifically for real estate investors whose lenders require proof of coverage from financially strong carriers. Many investment property lenders have minimum carrier rating requirements. SES's A-rated carrier panel ensures that policies placed through SES will satisfy standard lender requirements — an operational detail that can affect closings if the insurance doesn't qualify. SES specifically notes that their coverage meets stringent lender guidelines.
SES is available in all 50 states, which is critical for investors whose portfolios span multiple markets. An investor based in Minnesota who also owns properties in Wisconsin, Iowa, and Tennessee can cover the entire portfolio under one SES master policy. Most landlord-specific programs have geographic limitations. SES's national footprint makes it viable for the growing segment of investors who invest across state lines.
SES has been doing this for over 30 years — longer than most specialty landlord programs have existed. Their underwriting, claims processes, and technology platforms are built entirely around the real estate investor risk profile. That depth shows in how their products are structured: loss of rental income coverage, property-level billing, portfolio-level management, and technology designed around how investors actually manage their assets. The institutional scale — $10 billion in total insured values across 75,000+ properties — provides meaningful pricing leverage and claims stability.
No carrier is perfect. Here are the honest trade-offs to know before placing with SES.
SES writes landlord and rental property insurance exclusively. All personal and other commercial lines must be placed with other carriers. We place SES specifically for the investment property portfolio alongside our other carrier relationships.
SES is a program administrator backed by a carrier panel. There's an additional layer between the agent and the ultimate risk-bearing carrier — though all carriers in the SES panel are A-rated. Clients should understand they're placing through a program structure.
The TIMS master policy requires a minimum of 5 properties to be eligible. Investors with fewer than 5 properties use QUBIE, which doesn't offer the same add/remove flexibility. Foremost's landlord program is a good alternative for smaller portfolios.
Here's an honest picture of who belongs with SES — and which program (TIMS or QUBIE) fits best.
"SES is perfect for the active investor. The ability to have a master policy for landlords and the ease of moving properties in and out as homes are bought and sold really makes it easy for active investors. One policy, one renewal, one billing relationship — and when the portfolio changes, it's a simple endorsement rather than a whole new placement."
— Carolyn Todd, Commercial Lines Agent, Options Insurance
Already an SES client through Options Insurance? Here are the resources you need.
Claims are submitted online through SES's claims portal. Your Options Insurance agent can help coordinate the process. SES works with their A-rated carrier partners to manage claims through to resolution.
SES main line — select option 3 for broker/producer inquiries. For most policy changes and service needs, Carolyn manages SES relationships directly through the TIMS portal and can handle most tasks without routing through SES's main line.
The TIMS platform for managing portfolio master policies — add properties, remove properties, view billing, manage endorsements, and access policy documents. This is the primary tool Carolyn uses for all TIMS portfolio placements.
The QUBIE platform for individual property investors (1–4 properties). Get an instant quote from a property address, bind coverage, and manage individual policies. Carolyn uses QUBIE for clients who haven't yet reached the 5-property minimum for TIMS.
Carolyn is Options Insurance's lead placement agent for SES Risk Solutions. She reaches for SES when a client has an active real estate portfolio and needs a master policy that can flex as properties are bought and sold. "The ability to have a master policy for landlords and the ease of moving properties in and out as homes are bought and sold really makes it easy for active investors."
Tell us a little about what you need. One of our agents will follow up — usually same business day.
No obligation. We'll match you to the right SES program for your portfolio.
We'll assess your portfolio size and activity level and match you to TIMS or QUBIE — then get your properties covered under one master policy.
Start Your Free Quote →The opinions expressed on this page reflect the experience of Options Insurance agents based on policies placed and client feedback received over 15 years. Individual results may vary. Options Insurance is appointed with SES Risk Solutions as an independent agent. This review is not sponsored, approved, or endorsed by SES Risk Solutions. AM Best, J.D. Power, and NAIC data are sourced from publicly available reports and are cited for informational purposes. Ratings are subject to change. SES Risk Solutions is a program administrator. Coverage is underwritten by SES's A-rated carrier partners. TIMS Portfolio Program requires a minimum of 5 properties to be eligible. QUBIE Individual Asset Program covers 1–4 properties. Coverage availability and terms vary by state and property type. Comparison data is based on publicly available third-party research. Coverage availability and terms vary by state, risk profile, and underwriting criteria. This page does not constitute a coverage guarantee or binding commitment.