{"id":2395,"date":"2015-03-30T08:00:27","date_gmt":"2015-03-30T12:00:27","guid":{"rendered":"https:\/\/roofingmagazine.com\/?p=2395"},"modified":"2015-03-19T16:08:52","modified_gmt":"2015-03-19T20:08:52","slug":"single-insurance-policies-insure-parties-specific-construction-project-offer-benefits-risks","status":"publish","type":"post","link":"https:\/\/roofingmagazine.com\/single-insurance-policies-insure-parties-specific-construction-project-offer-benefits-risks\/","title":{"rendered":"Single Insurance Policies that Insure All Parties on a Specific Construction Project Offer Benefits and Risks"},"content":{"rendered":"

With the use of wrap-up insurance policies on the rise for commercial construction projects, many contractors and subcontractors have questions about how these policies work and what unique concerns and questions they present.<\/p>\n

Generally, wrap-up insurance refers to single insurance policies written to insure all parties involved in a specific construction project\u2014providing coverage for the job-site risks of the owner, construction manager, general contractor, contractors, subcontractors and design firms\u2014instead of the individual parties each purchasing and carrying their own insurance policies. Wrap-up insurance policies are most commonly used on very large commercial or public projects. Many project owners and general contractors have found that using these policies is an effective risk-management technique for handling loss exposures related to single and multiple-site construction activities.<\/p>\n

\"With<\/a>

With wrap-up insurance, the cost and extent of coverage are generally within the owner\u2019s control.<\/p><\/div>\n

Benefits<\/h3>\n

There are two primary types of wrap-up insurance policies: Owner Controlled Insurance Policies (OCIPs), in which the project owner is the primary sponsor, and Contractor Controlled Insurance Policies (CCIPs), which are controlled by the general contractor. Additionally, owners and general contractors can cover multiple projects under a single program in Rolling Controlled Insurance Policies (RCIPs). Typically, wrap-up insurance policies include general liability, workers\u2019 compensation\/employer liability, excess liability and builder\u2019s risk as standard coverages, but many owners also add coverage for project environmental liability and project design team errors and omissions.<\/p>\n

The benefits of using wrap-up insurance are numerous, especially for the owners or contractors who sponsor them. A successful wrap-up insurance program can significantly reduce risk for owners or contractors, giving them more control over insurance coverage for all the parties and avoiding unpleasant surprises about the extent of coverage parties have. Under the traditional model, owners or general contractors establish minimum insurance requirements for subcontractors and require them to furnish a certificate of insurance specifying coverage areas and limits. However, because all insurance policy terms differ slightly, there is no guarantee that a given subcontractor\u2019s insurance will be adequate, or still in force, at the time of a loss. Furthermore, contractors and subcontractors normally have to build their insurance costs into their contract costs, and this increases bid amounts.<\/p>\n

With wrap-up insurance, the cost and extent of coverage are generally within the owner\u2019s control. When sub-contractors no longer have to increase their bids to factor in insurance costs, owners claim they can utilize the cost savings to fund the costs of the wrap-up insurance. And the potentially more streamlined process for handling claims can make prospective litigation less time-consuming and costly.<\/p>\n

Risks<\/h3>\n

OCIPs and CCIPs, of course, come with their own set of risks and drawbacks for owners, contractors and subcontractors, and the parties who are asked to enroll in these policies do not always look upon them favorably. Some subcontractors and contractors have found that enrolling in wrap-up insurance policies is administratively burdensome and that the resulting decrease in volume of insurance purchases for their companies can increase the costs of other insurance they must purchase. Additionally, subcontractors should make an effort to understand the limits of coverage; it may differ from the coverage in the policies they have been accustomed to using. This should be done at the procurement stage, before a project begins, and not later, after project contracts have been signed.<\/p>\n

Those investigating the level and limits of coverage will want to determine how responsibility for any injuries, losses or damage will be addressed and confirm that the responsibility is outlined in the building contract or the written wrap-up policy. One potential source of misunderstanding is builder\u2019s risk coverage. Often, builder\u2019s risk insurance is carried by the builder. With wrap-up policies, owners and general contractors may be particularly concerned with the scope of the builder\u2019s risk coverage. For example, if a wrap-up policy excludes property damage occurring during construction but the builder\u2019s risk policy excludes faulty workmanship, a potential gap in coverage would exist. The wrap-up insurer might take the position that it won\u2019t pay for what is essentially a builder\u2019s risk claim. To prevent such an outcome, owners may find they need to add coverage to the builder\u2019s risk policy to cover faulty work or at least repairs.
\n
\nParties can also prevent coverage gaps by clearly defining the project site in the wrap-up, and it is probably best to define it more broadly if possible. For instance, to ensure that coverage extends to damage that occurs near or adjacent to the project site but not on the project site, policies should cover claims \u201carising out of\u201d the site and not be limited to claims occurring \u201cat\u201d the site. Also, contractors should understand the time period of coverage and should make sure it extends to damages or losses that occur after project completion. Although many wrap-up policies cover damage to \u201ccompleted operations\u201d or damages that arise after transfer of title, ideally, coverage should exist up to the statute of limitations for a defect claim\u2014something that differs in each state. The time period of coverage likely can be increased through negotiation at the procurement stage.<\/p>\n

Furthermore, subcontractors being part of wrap-up policies can mean sacrificing some control over how claims are handled. One such issue is how construction-defect claims are defended when multiple parties share a single insurer. Owners and contractors often favor wrap-up insurance policies because they can streamline and reduce the costs of litigation arising from defect and injury claims. However, wrap-up insurance providers have no control over which parties to a project a plaintiff sues. In many cases, injured plaintiffs bring lawsuits against multiple subcontractors and the general contractor. Under the traditional model of insurance, when each party has its own insurance policy and carrier, each party\u2019s insurance carrier, assuming it tenders defense, will retain an attorney to defend that party in a suit. <\/p>\n

In the event of such a claim, if the insurer retains a lawyer to represent multiple parties (insured contractors) being sued by a single claimant, and two or more of those multiple parties have a potential conflict of interest between them, the lawyer must advise the clients of the potential conflict of interest and obtain informed written consent from the parties to continue the representation. Carriers who are attuned to the issue that potential conflicts among contractors can arise will understand and respect the ethical boundaries of the lawyers they hire. Others, however, may be tempted to reduce costs by hiring fewer lawyers and therefore potentially putting insureds at a disadvantage. Multiple subcontractors and contractors who are insured under the same policy for a project could have potential conflicts with one another because they need to assert a meritorious defense that may or may not implicate another party on the project. In addition, these conflicts can arise because of claims for indemnity or contribution.<\/p>\n

Nevertheless, if policy limits are sufficient, an insurance carrier may want parties to waive potential conflicts of interest and allow a single lawyer or firm to defend everyone. Additionally, some wrap-up carriers have inserted \u201cjoint defense\u201d provisions and arbitration clauses into their liability insurance policies. The language on joint defense typically provides that by accepting the insurance, the contractor\/insured prospectively agrees to waive conflicts of interest that could occur in the future as to other contractors on the same job site, agree to waive rights to bring claims for contribution against other parties on the job and agree to be represented by a single lawyer. How courts will treat these provisions is still relatively unknown. Although lowering litigation costs is a reasonable and understandable goal for insurance carriers, insureds should know they are entitled to a conflict-free legal defense in the event of a lawsuit. To ensure this is the case, insureds might want to consider consulting with an independent attorney (an attorney other than the one the insurance company has appointed to defend the suit) about the issue of whether to waive a potential conflict of interest.<\/p>\n

If you are considering whether to use wrap-up insurance, talking with other contractors or subcontractors who have participated in these policies is a great way to learn more about them. Additionally, specific questions about the risks involved are best answered by attorneys who practice in the area of insurance coverage.<\/p>\n","protected":false},"excerpt":{"rendered":"

With the use of wrap-up insurance policies on the rise for commercial construction projects, many contractors and subcontractors have questions about how these policies work…<\/p>\n","protected":false},"author":14,"featured_media":2396,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"Single Insurance Policies that Insure All Parties on a Specific Construction Project Offer Benefits and Risks https:\/\/roofingmagazine.com\/?p=2395","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","enabled":false}}},"categories":[22],"tags":[2901,161,2906,2903,716,2904,1403,2900,2905,971,2899,2907,2902],"jetpack_publicize_connections":[],"yoast_head":"\nSingle Insurance Policies that Insure All Parties on a Specific Construction Project Offer Benefits and Risks - 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