{
 "note": "What a client has to establish before this dataset can answer a building insurance question, and which file answers what. It holds what each building policy's own documents state about the things that differ between policies (how the building is valued, flood, accidental damage, what happens once it is left empty), and the insurer that issues each one. It holds no premiums. The cover questions come first; who underwrites a brand is the last. Every count here is taken from the files it describes when they are built.",
 "questions": [
  {
   "question": "Does this policy cover flood, accidental damage, or the full cost of rebuilding?",
   "also_asked_as": [
    "Which home insurance includes flood?",
    "Is accidental damage included?",
    "What is total replacement cover?",
    "Can I remove flood cover?"
   ],
   "has_no_single_answer": true,
   "ask_the_reader_first": [
    {
     "input": "policy",
     "why": "Each of these is per policy, and one brand can offer more than one basis.",
     "how_much_it_moves_the_answer": "Entirely."
    }
   ],
   "then_read": {
    "file": "summary.json",
    "url": "https://deepalmanac.com/au/insurance/building/v1/summary.json",
    "field": "rows[].cover_basis, flood, accidental_damage",
    "gives": "Every policy's values in one short row, across brands.",
    "detail_url_template": "https://deepalmanac.com/au/insurance/building/v1/brands/{slug}.json",
    "detail_field": "brand.products[].cover_basis, buffer_percent, flood, accidental_damage, with quotes.cover_basis, quotes.flood, quotes.accidental_damage",
    "detail_gives": "What the policy's own documents state, with the sentence."
   },
   "say_as_well": "Recorded for residential policies. Of the 119 residential policies, cover_basis is 59 sum_insured, 24 choice, 10 sum_insured_buffer, and null on 26; it is set on 0 commercial or industrial policies. sum_insured_buffer pays up to a stated percentage above the sum insured (10%, 25%, 30% here); choice means the policy offers more than one basis, and its quote says which. Flood: 66 included, 29 included_can_remove, 16 optional, 2 excluded, null on 6. Accidental damage: 48 optional, 13 included, 1 excluded, null on 57. A null in any of these means the documents read did not say, not that it is not covered."
  },
  {
   "question": "I'll be away N days and the house will be empty: which policies still cover it?",
   "also_asked_as": [
    "Which policies cover a home left empty for four months?",
    "Who still covers a house empty for 120 days?"
   ],
   "has_no_single_answer": true,
   "ask_the_reader_first": [
    {
     "input": "consecutive_days_empty",
     "why": "Both the first rule and the day cover stops are counted in consecutive days empty.",
     "how_much_it_moves_the_answer": "It decides which policies have stopped covering the home."
    }
   ],
   "then_read": {
    "file": "summary.json",
    "url": "https://deepalmanac.com/au/insurance/building/v1/summary.json",
    "field": "rows[].unoccupied_cover_stops_days: a policy still covers the home when it is null (no stop day in the documents read) or above N. Then unoccupied_first_effect and unoccupied_days say what is lost or charged from unoccupied_days on",
    "gives": "Per policy: the code for the first rule (extra_excess, reduced_cover, no_cover ...) and the day cover stops entirely.",
    "detail_url_template": "https://deepalmanac.com/au/insurance/building/v1/brands/{slug}.json",
    "detail_field": "brand.products[].unoccupied (excess, must_tell, conditions, then)",
    "detail_gives": "The extra excess, any duty to tell the insurer and what counts as occupied."
   },
   "say_as_well": "A null unoccupied_cover_stops_days means the documents read state no stop day, not that cover never stops; say so and point to the PDS. Cover that continues past unoccupied_days may carry an extra excess or exclude events, and some policies need the insurer told or its written agreement."
  },
  {
   "question": "What happens if my house is empty or unoccupied?",
   "also_asked_as": [
    "Am I covered while the house is vacant?",
    "How long can a rental be empty?",
    "Does home insurance cover an unoccupied house?",
    "I'm renovating and not living there. Am I insured?"
   ],
   "has_no_single_answer": true,
   "ask_the_reader_first": [
    {
     "input": "consecutive_days_empty",
     "why": "A rule is stated as a number of consecutive days (`unoccupied.days`); 13 policies add a second, longer period with a harsher effect (`unoccupied.then`).",
     "how_much_it_moves_the_answer": "It decides whether any rule applies yet. Below the first period the policy is unaffected; past it the effect ranges from an extra excess to no cover."
    },
    {
     "input": "is_it_kept_lived_in",
     "why": "`unoccupied.conditions` says what counts as occupied (furnished, someone sleeping there, utilities on) or what lifts the rule (the insurer agreeing in writing). 141 of the 172 policies carry conditions.",
     "how_much_it_moves_the_answer": "It can mean the home is not counted as unoccupied at all."
    },
    {
     "input": "policy",
     "why": "The rule is per policy: one brand's home and landlord policies can differ.",
     "how_much_it_moves_the_answer": "Entirely."
    }
   ],
   "then_read": {
    "file": "summary.json",
    "url": "https://deepalmanac.com/au/insurance/building/v1/summary.json",
    "field": "rows[].unoccupied_days and unoccupied_effect: the policies whose unoccupied_days is above the reader's days are unaffected; unoccupied_first_effect is the code for what happens past it",
    "gives": "Every policy's rule in one short row, across brands.",
    "detail_url_template": "https://deepalmanac.com/au/insurance/building/v1/brands/{slug}.json",
    "detail_field": "brand.products[].unoccupied (label, days, effect, excess, still_covered, excluded_events, must_tell, conditions, then) and quotes.unoccupied",
    "detail_gives": "What the policy's documents say happens once the building has been empty for the stated number of days, with the sentence it was read from."
   },
   "say_as_well": "172 of the 172 policies carry an `unoccupied` record. `effect` is the most severe consequence at the first period: 91 no_cover, 35 extra_excess, 29 not_stated, 10 reduced_cover, 4 may_refuse, 2 not_accepted, 1 insurer_may_change. The null fields mean the documents read do not state it, never that there is no rule: `days` is null on 33 policies (29 not_stated, 2 extra_excess, 1 may_refuse, 1 not_accepted); `excess` is filled only where a document in the policy's list states the amount, so 3 policies with effect extra_excess have it null because the documents read do not state the amount; `then` is set on 13; `still_covered` lists the events a no_cover policy still pays for on 22; `must_tell` is true on 113 and null on the rest, where the documents read state no duty to tell the insurer. Of the 29 not_stated policies, 24 are strata or ISR, whose wordings are mostly silent on vacancy, and the rest have no wording among the documents read or none that states a rule."
  },
  {
   "question": "What building insurance should I get?",
   "also_asked_as": [
    "Which home insurance covers the building?",
    "Do I need landlord insurance?",
    "What insurance does a strata building need?",
    "What is industrial special risks insurance?"
   ],
   "has_no_single_answer": true,
   "ask_the_reader_first": [
    {
     "input": "what_is_being_insured",
     "values": [
      "home_building",
      "landlord",
      "residential_strata",
      "business_property",
      "commercial_landlord",
      "isr"
     ],
     "why": "The product type decides which policies are candidates at all. A house the reader lives in is home_building; a house they rent out is landlord; an apartment block's building is insured by the owners corporation under residential_strata, usually not by each owner; a business's own premises is business_property; a commercial building let to tenants is commercial_landlord; a large or industrial site is isr. Each policy's `eligibility` says who it is for, in the words of its own documents. Of the 172 policies here: 52 home_building, 51 landlord, 15 residential_strata, 16 business_property, 5 commercial_landlord, 16 isr, and 17 of other types (commercial_strata, high_value_home, industrial_property, office_pack, retail_pack).",
     "how_much_it_moves_the_answer": "Completely: home, landlord and strata cover are separate products here, so an answer for the wrong type names the wrong policies."
    },
    {
     "input": "state_and_postcode",
     "why": "A few policies are sold only in some states (`states` on the product), and premiums, which this dataset does not hold, are priced per address.",
     "how_much_it_moves_the_answer": "Little for the list: 14 of the 172 policies record a states limit. A lot for the price."
    },
    {
     "input": "how_it_is_bought",
     "values": [
      "direct",
      "broker"
     ],
     "why": "`channel` says whether a policy is sold direct, only through a broker, or both. 31 of the 53 commercial and industrial policies are broker only.",
     "how_much_it_moves_the_answer": "It removes broker-only policies for a reader who wants to buy online, and the reverse. `channel` is null on 53 policies, which means not stated."
    }
   ],
   "then_read": {
    "file": "summary.json",
    "url": "https://deepalmanac.com/au/insurance/building/v1/summary.json",
    "field": "rows[] where type is the reader's type",
    "gives": "Each policy in one short row: its brand, the cover fields read, and its issuer.",
    "segment_url_template": "https://deepalmanac.com/au/insurance/building/v1/summary/{segment}.json",
    "segment_values": [
     "home",
     "strata",
     "commercial",
     "industrial"
    ],
    "segment_gives": "The same rows for one segment only (pages in summary.json maps each segment to its types), for a reader who has said what is insured.",
    "detail_url_template": "https://deepalmanac.com/au/insurance/building/v1/brands/{slug}.json",
    "detail_field": "brand.products[] by product_id: documents, eligibility and quotes"
   },
   "say_as_well": "This is 78 brands found by research, not every brand on sale: 38 more were checked and left out, each with a reason. It cannot say which policy is best or cheapest; it can say what each one's documents state it covers, and who stands behind it."
  },
  {
   "question": "Who underwrites this building insurance brand?",
   "also_asked_as": [
    "Who actually insures my home?",
    "Who is the insurer behind my bank's home insurance?",
    "Is this insurer APRA authorised?",
    "Are these two brands the same insurer?"
   ],
   "has_no_single_answer": false,
   "ask_the_reader_first": [
    {
     "input": "brand_and_policy",
     "why": "A brand's `underwriter` is the insurer of most of its policies; a product names its own `underwriter` or `panel` where it differs, so the issuer is read per policy (products[].issuers), not per brand. 5 brands here have policies issued by more than one insurer.",
     "how_much_it_moves_the_answer": "For most brands not at all; for those it decides which company pays the claim."
    }
   ],
   "then_read": {
    "url_template": "https://deepalmanac.com/au/insurance/building/v1/brands/{slug}.json",
    "index": "https://deepalmanac.com/au/insurance/building/v1/index.json",
    "field": "brand.products[].issuers[] (name, abn, afsl, apra.status, licence)",
    "gives": "The issuing insurer of each policy, with its APRA status, its AFS licence, and the sentence in the brand's documents that names it (quotes.underwriter).",
    "across_brands": "https://deepalmanac.com/au/insurance/building/v1/summary.json",
    "across_brands_field": "rows[] where underwriter_slug contains the insurer's slug: every brand and policy one insurer underwrites"
   },
   "say_as_well": "The brand on the policy is often not the insurer: 61 of the 78 brands here are not themselves insurers. 45 are recorded as kind `brand` (a bank, a supermarket, a motoring club, or an insurer's own trading name), 16 as underwriting agencies that write on an insurer's behalf, and 17 as insurers selling under their own name; 36 of the 45 brands record a distributor that sells for the insurer. The 78 brands lead back to 32 underwriters, and Allianz Australia Insurance Limited alone stands behind 15 of them. Two brands with one insurer can still sell different policies, so compare the policies, not the insurer."
  }
 ],
 "commentary": [
  {
   "topic": "There are no premiums",
   "what_you_will_see": "No field anywhere holds a price.",
   "why_it_is_correct": "A building premium is priced from the building and its address, so no insurer publishes a price list; collecting prices would mean driving quote forms, which this dataset does not do.",
   "say_this_as_well": "The price comes from the brand's own quote, or a broker for broker-only policies.",
   "do_not": "Do not estimate or quote a premium from this dataset.",
   "check_it_yourself": "https://deepalmanac.com/au/insurance/building/v1/index.json"
  },
  {
   "topic": "null means not stated, not not covered",
   "what_you_will_see": "flood is null on 6 of the 119 residential policies, accidental_damage on 57 and cover_basis on 26; cover_basis is set on 0 of the 53 commercial and industrial policies, because it is read for residential policies.",
   "what_it_actually_means": "The documents read for the policy did not state it in a sentence that could be quoted. Each value that is set carries its quote.",
   "say_this_as_well": "The answer for a null is in the policy's PDS, linked under documents.",
   "do_not": "Do not tell a reader a policy excludes flood or accidental damage because the field is null.",
   "check_it_yourself": "https://deepalmanac.com/au/insurance/building/v1/building-insurance.json, brands[].products[].quotes"
  },
  {
   "topic": "APRA status values",
   "what_you_will_see": "apra.status across the 32 underwriters: 29 authorised, 1 lloyds, 1 government, 1 not_found. Across the 172 policies' issuers: 164 authorised, 13 lloyds, 1 not_found, 1 government.",
   "what_it_actually_means": "The possible values are authorised: Authorised by APRA to write new general insurance; lloyds: Lloyd's underwriters, which APRA lists separately; run_off: Authorised by APRA for run-off only (no new business); revoked: APRA authorisation revoked; government: A government scheme, not on APRA's register; not_found: Not found on APRA's register. The match is by name, because APRA publishes no ABN. lloyds is not a gap: Lloyd's syndicates are authorised as a class. government is the Defence Service Homes Insurance Scheme, which insures under its own Act. not_found means the name in the documents could not be matched to the register, which is not evidence the company is unauthorised.",
   "say_this_as_well": "apra.name is the register entry the underwriter was matched to.",
   "do_not": "Do not call a not_found underwriter unlicensed or unauthorised.",
   "check_it_yourself": "https://deepalmanac.com/au/insurance/building/v1/underwriters.json, underwriters[].apra"
  },
  {
   "topic": "One policy, several insurers",
   "what_you_will_see": "4 policies, from Axis Underwriting Services, Flex Insurance, Sure Insurance, list more than one issuer in products[].issuers, and appear under each of those underwriters.",
   "why_it_is_correct": "They are written for several insurers at once, and their documents name all of them (`panel` in the hand-written source).",
   "say_this_as_well": "Name every insurer on the panel when asked who insures the policy.",
   "do_not": "Do not pick the first issuer listed as the insurer.",
   "check_it_yourself": "https://deepalmanac.com/au/insurance/building/v1/building-insurance.json, brands[].products[].issuers"
  },
  {
   "topic": "Lloyd's has no ABN or AFS licence here",
   "what_you_will_see": "\"Lloyd's underwriters\" stands behind 8 brands and 13 policies, with abn, afsl and licence null.",
   "why_it_is_correct": "Lloyd's syndicates are authorised by APRA as a class, not listed one by one, so a policy underwritten at Lloyd's is matched to that class and has no AFS licence of its own. The coverholder's licence is the distributor's.",
   "say_this_as_well": "For the licence, read the brand's distributor and distributor_licence.",
   "do_not": "Do not report a Lloyd's policy as unlicensed because afsl is null.",
   "check_it_yourself": "https://deepalmanac.com/au/insurance/building/v1/underwriters.json, the lloyds entry"
  }
 ],
 "commentary_note": "Things in this dataset an agent will otherwise misread: a missing field read as an exclusion, a register status read as a verdict, and a policy with several insurers.",
 "what_it_cannot_answer_yet": [
  {
   "question": "How much will my building insurance cost?",
   "why": "No premiums are collected: they are priced per building and address.",
   "where_to_send_the_reader": "The brand's own quote, or an insurance broker."
  },
  {
   "question": "Which policy is best?",
   "why": "Only a few features are recorded per policy, and nothing about price, claims handling or the full wording.",
   "where_to_send_the_reader": "The PDS and Key Facts Sheet linked under each policy's documents, or a broker."
  },
  {
   "question": "Will my claim be paid?",
   "why": "Whether a particular event is covered depends on the full wording and the facts of the claim.",
   "where_to_send_the_reader": "The insurer, and the Australian Financial Complaints Authority (afca.org.au) for a dispute."
  },
  {
   "question": "Is my brand missing?",
   "why": "The list is 78 brands found by research, with 38 more checked and left out for a stated reason. It does not claim to be complete.",
   "where_to_send_the_reader": "https://deepalmanac.com/au/insurance/building/, which lists the brands left out and why."
  }
 ],
 "context_this_dataset_does_not_hold": [
  "Premiums or quotes for any policy.",
  "Excess amounts, other than the extra excess a policy's documents state for an unoccupied building.",
  "Whether a sum insured is enough to rebuild: that needs a rebuilding cost estimate for the building.",
  "Contents cover.",
  "The full wording and exclusions: only the fields listed on each policy are read.",
  "Complaints, claims records or financial strength ratings per insurer.",
  "Whether an insurer is in ARPC's cyclone or terrorism reinsurance pool."
 ],
 "not_advice": "Reference data, not financial or insurance advice."
}