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MSB Estimator Travelers

Updated March 2009

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MSB Main Street Home Tool

Determining an accurate replacement cost is essential to guaranteeing premium adequacy and ensuring proper coverage for our customers!

The MSB Main Street replacement cost calculation is a component based estimate which results in Reconstruction Cost, not Cost New.

The tool uses “knowledge tables” to pre-fill information based on the zip code, total living area and year built of the home.

Standarized “Preference Settings” set costs for things like Contractor’s Overhead & Profit and Architect’s Fees.

Navigating through every screen is not required, only those screens where information does not pre-fill.

Inspection vendors and Claims use the MSB website to do Replacement Cost Calculations.

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Important Tips – Integrated Estimator

Integrated Estimator (IE) available on Atlas3 with limited home characteristics. This tool is functional for 80% of homes.The CCF number can be used to search for the estimate in the MSB tool. Use the MSB policy number field and search using the CCF#.3rd Party data will pre-fill into the Atlas3 Quoting system when available. There are 3 data elements that pre-fill; Year Built, Years at Residence and Total Living Area. These need to be reviewed for accuracy and updated when necessary.Once an estimate is created in the IE it can be viewed and edited in the MSB Standalone tool.For a more detailed estimate than the Integrated Estimate (IE):

Complete the IE estimate prior to going to the standalone (all data captured in the IE will be passed to the standalone and editable)Search for the estimate using CCF#Edit estimate and save

If the IE tool was used there is no need to keep paper copies of the estimate

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Tool will be used by Agents, BC’s and Inspection VendorsThe High Value Tool should be used if the home meets the following criteria:

Yr built Total Living Area

<=1940 5,200

>1940 6,000

Determining When to Use the High Value Tool

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Differences in the Regular Value & High Value Tools

Increased levels of choice for features of the homeFoundation considers a 9 ft basement rather than typical 8 ft Framing considers rough timbers, wood beams, steel and steel with beamsRoofing considers more style and pitch adjustmentsAdditional High Quality Wall finishes considered including French Doors, Walnut raised panel doors, Marble, Wall Molding, Ornate Oak Raised Panel, Hand painted wall paperDeluxe kitchen with double ovens, High End Above Range Microwave Ovens, Built In Specialty Appliances (Ice Makers, Wine Captains) Greater accuracy on larger homesSystem defaults to characteristics found in the higher value homes

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Integrated Estimator / Agent HQ

When Calculation Method “Calculate Estimate” is used the Replacement Cost Screen must be completed in order for the Replacement Cost (RC) to be returned from MSB. The RC will pre-fill into the Coverage screen

If after receiving a RC it is determined that more detail is required in order to calculate a RC than go directly to the MSB Standalone tool using the link on Agent HQ. Search on CCF number, all data pre-filled from the previous quote will be appear in the estimate.

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Agent HQ

Scroll down and click on MSB – Home Replacement Cost EstimatorThan select Access to MSB Home Replacement Cost Estimator Tool

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MSB Screen SpecificsWhen entering the MSB RCT tool, you are taken to the “Home” page.

Three options exist on this screen:Create a “New Valuation” (new Estimate)

Search for an estimate

Edit, View or see the History of existing replacement cost estimates.

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You can also see who created an estimate under the Assigned User heading.

MSB Screen Specifics

In this example, the agent completed this estimate.

In this example, the agent completed the estimate using the Integrated Estimator.

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Additional Search OptionsThe search criteria defaults to “Recent Activity”.

There are many different options available for searching (i.e. Name, Address, etc.)

For estimates previously created use the CCF# in the Policy Number Field

The recommended search method for all other activity is Property (Street) Address (# and name only).

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Agent HQ – Finding Estimates Created using IE

Search the Policy Number Field

Use the CCF# to search on.

Edit the previously created estimate using the Integrated Estimate will display. Use the newest one. Edit and save changes.

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Clicking History allows you to view a list of estimates completed on a home. Click the View hyperlink to view the actual estimate information.

Edit/View/History

Use “Back to Search” to go

back to the Home page.

When the search is complete you may edit, view or look at the history of the estimate. Only “Edit” allows you to make changes to an estimate.

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Creating a New Estimate!

On the home page, select Create New Valuation.

If you are unable to locate a previously created estimate you will need to create one

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STEP 1: General Information

Required fields are noted by an ( * ).

• Always assign the policy number for existing policies.

• If the policy number already exists in MSB, an edit prompts you to enter another number.

• To bypass this edit, enter a space or a letter at the end of the policy number.

Click the Assign Policy Number hyperlink to enter the existing policy number.

Note: Estimates not assigned a policy number will purge after 1 year.

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The Additional Information section is optional input, however, it is recommended that at minimum you enter the Property (Street) Address.

STEP 1: General Information

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Navigation Information

There is a navigation menu on the left side of each screen.As each screen is completed a check mark appears next to the screen name.Use the “Next Step” and “Previous Step” buttons to move from screen to screen. Fields with an * must be filled out on all screens.

• Each screen name represents a “step”.

• Only six screens automatically appear in the flow (numbered 1 through 6).

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STEP 2: Building Information

Once the required information on the General Information screen is entered, clicking “Next Step” brings you to the next sreen in the flow, the Building Information screen.

Required fields are noted by a red asterisk (*). Enter:

• Year Built• Style• Number of Stories• Total Living Area

Step 2: Building Information

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Neat Feature! Definition HelpInformation about a field can be obtained by clicking on the name.A new window opens with detailed information explaining the field selected, for example clicking on “Style” provides a list of styles. Clicking on a specific style provides a definition.

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STEP 2: Building Information The RCT system makes assumptions and pre-fills screens, based on the location of the home and year built.After the defaults have pre-filled, be sure to check them for accuracy.The “Construction Type” defaults to Standard, which calculates the replacement cost with modern materials.

ALWAYS verify Construction Type on homes built prior to 1940. If the customer has an older home and would like the home replaced with “Pre 1940 or 1930”, it must be selected.

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Older Homes

The Travelers will always default to Standard Construction which calculates the replacement cost with modern materials.

Agents may change the materials in the calculation if the customer wants exact replica materials used prior to 1930 or 1940. These materials are more expensive and take longer to locate.

There are 3 interior items that need special attention for older homes:

Floor covering other than carpet

% interior walls with millwork or ornate paneling

Heating & cooling

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STEP 2: Building Information

Caution!

The “Style” defaults to Ranch. The correct home style must be selected from the list. Click on the “Style” hyperlink for descriptions and sketches of each type.

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STEP 2: Building Information

Total Living Area should always be used if possible.Room Count (a.k.a. Unit Count) should only be used on an exception basis.

If a home has had a wing (an addition that projects from the main structure) added, thisinformation can be added by selecting “Add Wing”. A column will open with input fields.

Unit Cost method is not an acceptable means of calculating Replacement Cost. Unit count is not an accurate determinant of the total living area of a home as room sizes vary. We recommend the insured verify the square footage of their total living area to ensure an accurate replacement cost. Encourage the customer to verify the total living area prior to using this tool. Explain to the customer the importance of this factor in determining the replacement cost.

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STEP 2: Building InformationSpecial construction information such as unique wall heights, cathedral ceilings etc., can be captured by clicking on Optional Building Data at the bottom of the “Building” info screen. A new window opens and the following can be captured:

Perimeter & Site Access (Terrain of site i.e. Hillside access)Ceiling & Roof (Do they have Cathedral Ceilings?)Wall Height, Framing & Foundation (Do they have 10 foot ceilings?)

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STEP 3: Garages & CarportsThe next screen that appears in the flow is the Garages & Carports screen.

The system does not have any pre-filled items on this screen.Enter the number of garages or carports. Be careful! The system is looking for “#s” of garages or carports, the selection includes the number of car slots.

Click “Display Long List” for additional selections.Click “Display Long List” for additional selections.

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STEP 4: Attached Structures

The system does not have any pre-filled items for Attached Structures.

Enter any decks, porches, closed porches, etc.

Click “Display Long List” for additional selections.

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STEP 5: Materials SummaryThe Materials Summary screen has all the materials entered or pre-filled for the estimate.

Most of the information listed is pre-filled based on the MSB knowledge tables.

Be sure to verify the information listed on the Material Summary Screen for accuracy.

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STEP 5: Materials Summary

To change any of the information listed, click the bolded heading orclick the screen name in the left navigation menu to navigate to the applicable screen. Once you’ve made the changes, return to the Material Summary screen to review.Clicking Reload Assumptions will clear allentries that were made, meaning – all items other than “assumptions” will be cleared.

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The following screens are not part of the ‘automatic’ screen flow:

Exterior WallsRoofExterior FeaturesKitchens & BathsPartition WallsWall FinishCeiling FinishFloor FinishHeating & CoolingInterior Features

STEP 5: Materials SummaryAgain, to make changes to the information listed on the Materials Summary screen click the bolded heading or click the screen name in the left navigation menu to navigate to the applicable screen.

We’ll review these screens on the following pages.

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This message remains until a value

equaling 100% is provided.

Exterior WallsIndicate the percentage for the applicable exterior wall category.A value totaling 100% is required before navigating to the “Next Step”.To view additional selections click on Display Long List.

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RoofA percentage entry for the applicable Roof type is required, A value totaling 100% must be input before navigation off of the screen can occur. Click on Display Long List for additional selections.

Remember!Use hyperlinks

for definitions of the types!

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Exterior Features

Enter the number of bay windows, picture windows, stained glass windows, etc..

Click on Display Long List for additional selections.

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Kitchens & BathsEntry of at least one Kitchen and one Full or ¾ Bath is required before navigating off of the Kitchens and Baths screen.It is very important that the correct type of Kitchen(s) and Bath(s) is selected. REMEMBER! For descriptions of each item, click the item name and a new window opens with a detailed description for the item selected.

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Partition Walls & Wall FinishThe RCT system makes assumptions on information for Wall Partitions and Wall Finish based on construction type, location of home and year built. For example: In CT for a home built in 1938 the default for Partition Walls would be 100% plaster.A value totaling 100% must be shown, verify that the assumed items are correct for each risk.Click on Display Long List for additional selections.

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Ceiling Finish

The RCT system makes assumptions for Ceiling Finish based on construction type, location of home and year built. For example: In CT for a home built in 1938 the default for Ceiling Finish would be 100% plaster.A value totaling 100% must be input. Verify that the assumption is correct before going to the next step.Click on Display Long List for additional selections.

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Floor FinishThe RCT system makes assumptions for Floor Finish based on construction type, location of home and year built. For example: In CT for a home built in 1938 the default for Floor Finish would be, 17% carpet, 20% carpet over hardwood, 52% hardwood and 5% tile.The value must total 100%. Verify that the assumptions are correct.Click on Display Long List for additional selections.

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Heating & CoolingThe RCT system makes assumptions for Heating and Cooling based on construction type, location of home and year built. For example: In CT for a home built in 1938 the default for Heating & Cooling is 100% oil heat.The total for at least Heating must equal 100% before the moving on to the next step. Verify that the assumptions are correct.Click on Display Long List for additional selections.

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Interior FeaturesEnter any alarms, sprinkler system, fireplaces, etc. Click on Display Long List for additional selections.Notice that some of these items require a % and some look for a number.

For example, the % for Central Alarm refers to the percentage of the total floor

area served by the alarm.

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STEP 6: Reports / CalculateSelecting “Next Step” on the Materials Summary screen provides the total Replacement Cost amount as shown under the category, Valuations Totals Summary.

The default Report Type is Standard Report. The Report Type field contains drop down selections. Additional types include Detailed Report and Data Entry Report. Markups and Adjustments allows you to add things such as a depreciation percentage and it is rarely used.

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Saving an EstimateOnce you have completed the estimate, click on Finish/Close.

To save the estimate, click Save Data Changes. • There are two options for saved estimates:

In Preparation – work is not complete, changes will be made to this estimate.Complete – work is complete on this estimate and any changes will be made to a copy of this estimate.

• To delete estimate, click on Discard Data Changes. All information will be deleted.• After making selection click on Close Valuation.

A new window will open!

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IMPORTANT INFORMATION

The MSB Main Street Replacement Cost Tool makes certain assumptions based on the zip code, total living area and year built of the home.

The tool uses “knowledge tables” to pre-fill information about the exterior wall material, roof material, number & style of kitchens, and number & style of bathrooms.

It does not make assumptions for “Custom Items” such as custom designed crown molding.

If any custom items exist, specific actions are necessary as noted on the next two screens.

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Custom ItemsCustom items can be added by clicking on the Custom Items icon at any time (This icon: ).A new window, click “Add Custom Item”

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Custom ItemsRequired fields are noted by a red asterisk (*).

Type the Description, Quantity and Unit Costs associated with the custom item (For example: Description – Custom Chandelier Quantity – 1 Material Cost - $4,000.

Unit of Measure is used to determine how custom items will be counted (For example: Each).

The Report Location allows you to specify under which category in the report you want the custom item to appear. Example, for a Custom Chandelier, you could select “Ceiling Finish”.

Click Add to add the item and Close when you’ve added all of the custom items for the home.

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CommentsComments about the risk can be added from any screen, click on the Comments icon .A New window will open. Add comments and click OK.

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ReportsDetailed information on the estimate can be found by selecting one of four reports:

Standard - Contains the general information, comments, cost summary, building information, and materials/components summary.Detailed - Contains the general information and a cost breakdown by cost type (Framing, Walls, Roof, etc.). Attachments - Contains the photo attachments (if any) for the valuation.Data Entry - Contains all the data entered for the valuation, except for theattachments. Included would be; general information, comments, building data (including length/width or room count data if entered), special conditions, materials/components summary, custom items, and cost markups and adjustments.

Select a report from the drop down box. You can print a hard copy, preview the report or download it.

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Reports – Standard Report

Here’s a preview of the Standard Report.

There are 4 main categories:

General Information – Location of home and policy#

Results – Calculation of Replacement Cost

Building Descriptions – Summary of property information

Materials – Summary of exterior and interior items used in calculation.

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Reports – Detailed Reports

Here’s a preview of the Detailed Report. There are only two categories in this report, General Information and Cost Details.

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Reports – Data Entry Reports

This is a preview of the Data Entry Report which has six main categories:General InformationAdditional InformationBuildingOptional Building DataMaterialsMarkups and Adjustments

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Completing the Quote

After completing the estimate in the MSB tool go back to the Agent HQ and the Quoting System Replacement Cost Screen –Change the calculation Method to “Other MSB Tool”

Click on the Coverage Screen and enter the recommended Coverage amount into the Atlas 3 Quoting system.

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Summary

The MSB Main Street replacement cost calculation is a component based estimate which results in Reconstruction Cost, not Cost New.

The tool uses “knowledge tables” to pre-fill information based on the zip code, total living area and year built of the home.

Standarized “Preference Settings” set costs for things like Contractor’s Overhead & Profit and Architect’s Fees.

“Hyperlinks” provide more detailed definitions/descriptions of items.

Navigating through every screen is not required, only those screens where information does not pre-fill.

Estimates created usingthe Integrated Estimator will pre-fill, insured name, street address and all characteristics captured in the integrated estimator. Update only the items needed.