A resident’s policy expires. Your office follows up, nothing comes back, and someone has to decide what happens next. A good tenant liability program gives your team a clear answer before there is a loss.
For property managers who want a property-focused waiver, clear resident choices and help administering the program, Beagle is our pick. Foxen, LeaseTrack and Stern Risk are also worth considering, depending on the coverage structure and service your portfolio needs.
Tenant liability insurance and a liability waiver are different
“Tenant liability program” can describe several arrangements. Some insure the property operator. Some pair a policy with a waiver of a resident’s financial responsibility for specified damage. Others offer a resident their own renters policy.
Those differences matter after a loss. A resident’s renters insurance commonly includes belongings, personal liability and additional living expenses. The landlord’s insurance does not cover the resident’s possessions, as the Texas Department of Insurance explains.
A property liability waiver is narrower. Do not tell residents that a program fee buys all the protection of renters insurance. Check who is insured, which damage is addressed and what the resident still needs to cover.
This comparison focuses on the resident-liability program and its terms. For document review, dashboards and integrations, see our separate renters insurance compliance software comparison.
The four programs at a glance
| Provider | Published program structure | Best reason to consider it | Coverage detail to resolve |
|---|---|---|---|
| Beagle | Property-focused tenant liability waiver, with optional contents protection | Bringing policy review, follow-up and selected resident programs together | Selected covered events, deductible and base property-damage limit, published at up to $100,000 per occurrence |
| Foxen | WaiverCore: property damage waiver backed by a landlord contractual liability policy | Configurable waiver packages and published enrollment/opt-out workflows | Residents are not insureds under the TLL policy; compare selected waiver benefits |
| LeaseTrack | TLL policy with the property operator insured; separate resident renters insurance options | Combining a landlord-focused TLL program with a resident policy purchasing route | Which product the resident is receiving and which policy protects the operator |
| Stern Risk Partners | Customized resident liability insurance, including insured and captive arrangements | An advisory approach tied to broader insurance placement and risk financing | Proposed policy, insured parties, retained risk and claims responsibilities |
We compared the providers’ published program structures in October 2026, focusing on who is protected, how enrollment works and the service property teams receive.
1. Beagle: our choice for a property waiver with clear resident options
The first question is what happens to the property after tenant-caused damage. Our tenant liability waiver program addresses specified losses, with a published base property-damage limit of up to $100,000 per occurrence. Your selected documents identify covered events, exclusions and deductibles.
Residents can submit qualifying outside insurance for review. If your property selects contents protection with its waiver program, that benefit has its own terms. This keeps the decision clear: the base property waiver and protection for residents’ belongings are separate choices.
Why we recommend Beagle
Beagle administers the resident programs, with Corgi as the insurance carrier. You can discuss the property protection, resident options and program administration with the same team. That is the relationship we would choose for a manager who wants to understand the arrangement before rolling it out across a portfolio.
We also put the costs in that conversation. The platform is free for property managers, while selected programs and benefits have their own costs. Our FAQ explains resident pricing, program margin and agreement terms. Compare those costs with the protection you select and the income you expect to retain.
Once the program is running, your staff still needs to know which residents have accepted outside coverage and which records need attention. Stone Gate’s customer story shows that operational side: accounting reviews our shared dashboard daily or weekly, then adds the corresponding charges in its own system. The program and the day-to-day follow-up belong in the same buying decision.
2. Foxen: worth comparing for configurable waiver packages
Foxen’s WaiverCore combines insurance monitoring with a property damage liability waiver. Its published workflow describes enrollment when a compliance gap is detected and an opt-out route when a resident supplies qualifying insurance.
Foxen lists packages addressing resident-negligence events such as fire, smoke, explosion and overflowing water, plus selected additional options. Its disclosure identifies Foxen as an agency and broker placing landlord contractual liability policies through carrier partners. Residents participating in the waiver are not insureds under that policy.
Read the resident waiver FAQ, too. It says the waiver does not cover liability for someone else’s bodily injury. Any contents or temporary living benefits depend on the selected program and specified causes of loss.
Consider Foxen if configurable waiver packages are central to your decision. Ask for the resident-facing terms alongside the property’s policy so your staff can explain both accurately.
3. LeaseTrack: worth comparing when resident policy purchasing matters
LeaseTrack’s property offering includes a TLL policy under which the property operator is insured. Its published “enforcing” program adds TLL protection to compliance tracking and describes a charge for noncompliant residents. Operators retain control over the resident charge amount.
LeaseTrack also has a separate renters insurance purchasing option, offered through BRP Effective Coverage. The resident coverage described there includes personal liability, belongings and medical payments options.
That makes the product distinction especially important. The coverage described on LeaseTrack’s renters page should not be assumed to apply to its operator-insured TLL program.
Consider LeaseTrack if you want to evaluate both a property TLL arrangement and a conventional renters-policy route. Request the TLL form, covered losses, limits and resident notice. Its public property page describes the structure, but does not establish one standard coverage package for every portfolio.
4. Stern Risk Partners: worth comparing for custom insurance structures
Stern Risk’s resident liability offering is built around program design, brokerage, administration and captives. It describes fully insured and self-insured arrangements, a proprietary captive facility and client-owned captive options. It can also coordinate resident programs with traditional property and casualty placement.
This is a different buying conversation from selecting a standard waiver package. Your proposed insurance structure, retained losses and financial obligations need to be part of the decision.
Stern also publishes a claims advocacy service, including carrier filing, adjuster follow-up and discussions about coverage.
Consider Stern Risk if you want an adviser to design resident liability around a wider insurance or captive strategy. Ask for the proposed policy and resident agreement; its public overview does not establish a single standard limit, contents benefit or enrollment rule.
Five questions to ask before choosing a program
Use the same questions with every provider. You will learn more from the documents than from comparing headline limits alone.
- Who is protected? Identify the policy’s insured parties and any responsibilities the resident waiver removes. Ask whether bodily injury, belongings and temporary housing are included or separate.
- What would happen after a kitchen fire or overflowing bathtub? Walk through covered causes, exclusions, deductibles, per-occurrence limits and any shared limits using the proposed documents.
- When does enrollment begin and end? Confirm notices, effective dates, acceptance of outside insurance, charges and credits. An uploaded PDF and an accepted policy are different stages.
- Who handles a disputed charge or a claim? Get a named route for residents and property staff, including which party decides coverage.
- What does the property actually retain? Compare collected resident charges minus program costs and administration. Keep any conditional underwriting distribution separate from recurring fee income.
Bring us the problem your team is trying to solve
Show us your lease requirement, a qualifying resident policy and an insurance record that needs attention. We will walk through the workflow, the waiver and the costs with you.
Frequently asked questions
No. A waiver addresses specified responsibilities under its terms. It does not automatically provide the resident’s belongings, personal liability and living-expense protection.
Understand the tenant liability program
Review the waiver program, its coverage boundaries, and how it differs from a resident’s own insurance policy.