My source is easy, it's public records... This is why I do homeowners.
I subscribe to Haines (you may have heard of the Criss-Cross directory), which allows me to pull a list of homeowners that claim the homeowner exemption (i.e., the owner lives in the house), and where the tax bill is mailed to the same address as the house (or else they don't actually live there). I sort out houses that have purchase anniversaries 2 months away, since homeowners policies are usually paid annually, on the anniversary of when they bought the home, and then limit everything to the last 5 years of data, since beyond that, returns drop off the cliff.
This also gives me access to pull the home characteristics (year built, size, style, etc) so I can run my quotes. I delete very large houses (over 5000 sq ft), anything not single family, and homes built before 1950. I can write all of these, but they don't work well for mass quoting and generic mailings. Yeah, I have to make up some info to develop the final dwelling coverage, but I use generic information that won't alter the end result much.
That's it. Sounds so simple when you say it. It's taken about a year to almost perfect the system. It's a lot of parts to pull this together.
The thing about direct mail is don't try to do everything, shoot with a laser, very focused. If I sent out a mailing that said something to the effect of:
my response would be almost 0.000001%, on a good day. Instead, I limit as follows:
- The county thinks they are a homeowner. Currently, the bank may think otherwise though.
- The county thinks they live in the house. This is crucial, it is the market I am after with this mailing.
- The bank tells them they have to have homeowners insurance, good 'stick' for motivation. Most want homeowners insurance anyway.
- The timing SHOULD be relevant to them. This is guesswork, but it works pretty well.
- I provide a 'carrot', an actual quote based on their house, not some random generic thing. While I'm not a big fan of blanket quotes that may not be accurate, it makes the person realize the value I can bring to them. Unless public records are wrong, my quotes are pretty accurate as well.
- I am a professional. I mail like a professional. I don't handwrite letters to try to get someone to just open the envelope, I want them to open it and think of me as a professional. Open rates are meaningless. Response rates start to have meaning. Close rates are close. A profit is what I'm after (an actual ROI).
Dan