# insurance-requirements-matrix.yaml # Standard lease-required insurance coverage by property type # Reference: ISO/CGL forms, ACORD certificate standards # Last updated: 2026-03-17 schema_version: "1.0" # --------------------------------------------------------------------------- # Coverage types -- baseline minimums by property type # All limits in USD unless noted. "statutory" = state-mandated. # --------------------------------------------------------------------------- coverage_types: general_liability: abbrev: GL form: CGL (ISO CG 00 01) occurrence_limits: office: 2_000_000 retail: 2_000_000 industrial: 1_000_000 multifamily: 2_000_000 mixed_use: 2_000_000 hospitality: 2_000_000 aggregate_limits: office: 4_000_000 retail: 4_000_000 industrial: 2_000_000 multifamily: 4_000_000 mixed_use: 4_000_000 hospitality: 4_000_000 products_completed_ops: office: 2_000_000 retail: 2_000_000 industrial: 1_000_000 multifamily: 2_000_000 mixed_use: 2_000_000 hospitality: 2_000_000 personal_advertising_injury: all: 1_000_000 fire_damage_legal_liability: all: 300_000 medical_payments: all: 10_000 automobile_liability: abbrev: AL form: ISO CA 00 01 combined_single_limit: office: 1_000_000 retail: 1_000_000 industrial: 1_000_000 multifamily: 1_000_000 mixed_use: 1_000_000 hospitality: 1_000_000 coverage_scope: - owned_autos - hired_autos - non_owned_autos notes: > If tenant has no owned vehicles, hired-and-non-owned endorsement on GL may substitute. Require written confirmation. workers_compensation: abbrev: WC form: NCCI standard or state-specific limits: part_a: statutory part_b_each_accident: 1_000_000 part_b_disease_policy: 1_000_000 part_b_disease_employee: 1_000_000 notes: > Sole proprietors/partners may be exempt in some states. Require waiver letter if claimed exempt. Verify state rules. umbrella_excess_liability: abbrev: UMB form: Follow-form or standalone limits_by_property_type: office: 5_000_000 retail: 5_000_000 industrial: 5_000_000 multifamily: 5_000_000 mixed_use: 10_000_000 hospitality: 10_000_000 underlying_schedule: - general_liability - automobile_liability - employers_liability notes: > Mixed-use and hospitality carry higher umbrella due to foot traffic exposure and liquor liability risk. property_insurance: abbrev: PROP form: ISO CP 00 10 (Special Form preferred) valuation: replacement_cost coverage_basis: special_form_all_risk required_perils: - fire - windstorm - hail - explosion - smoke - vandalism - water_damage - collapse tenant_improvements: full_replacement_cost business_personal_property: full_replacement_cost business_income: 12_months_actual_loss_sustained deductible_max: office: 25_000 retail: 25_000 industrial: 50_000 multifamily: 25_000 mixed_use: 25_000 hospitality: 50_000 notes: > Landlord's building policy covers the shell. Tenant policy covers TI, BPP, and business income/extra expense. professional_liability: abbrev: PL form: Claims-made limits: per_claim: 1_000_000 aggregate: 2_000_000 required_for: - medical_tenants - legal_tenants - accounting_tenants - engineering_tenants - technology_tenants - financial_services_tenants tail_coverage: 3_years_after_lease_expiration notes: > Claims-made policies require retroactive date no later than lease commencement. Extended reporting period (tail) required. pollution_liability: abbrev: POLL form: Pollution Legal Liability (PLL) limits: per_occurrence: 1_000_000 aggregate: 2_000_000 required_for: - industrial_any - auto_repair - dry_cleaners - gas_stations - labs_research - medical_tenants_with_hazmat - food_manufacturing coverage_scope: - bodily_injury - property_damage - cleanup_costs - transportation - non_owned_disposal_sites notes: > Standard CGL excludes pollution. Separate PLL policy is mandatory for any tenant handling hazardous materials. # --------------------------------------------------------------------------- # Required endorsements -- apply to all tenants unless noted # --------------------------------------------------------------------------- required_endorsements: additional_insured: applies_to: - general_liability - umbrella_excess_liability - automobile_liability named_parties: - landlord_entity - property_manager - landlord_lender - landlord_affiliates_as_specified endorsement_forms: gl_ongoing_ops: "CG 20 11" gl_completed_ops: "CG 20 37" blanket_ai: "CG 20 26 (acceptable alternative)" notes: > ISO CG 20 10 (2004 or earlier edition) is preferred because later editions restrict coverage. CG 20 11 + CG 20 37 together replicate the broader 2004 coverage. waiver_of_subrogation: applies_to: - general_liability - automobile_liability - workers_compensation - property_insurance - umbrella_excess_liability endorsement_forms: wc: "WC 00 03 13" gl: "CG 24 04" property: "CP 15 34 (or equivalent)" notes: > Must be obtained PRIOR to any loss. Post-loss waivers are unenforceable in most jurisdictions. primary_and_non_contributory: applies_to: - general_liability - automobile_liability endorsement_form: "CG 20 01 (or policy language amendment)" notes: > Ensures tenant's policy responds first, regardless of landlord's own coverage. Critical for claims allocation. notice_of_cancellation: applies_to: all_policies minimum_days: non_payment: 10 all_other: 30 delivery_method: - certified_mail - email_to_designated_contact notes: > Standard ACORD certificate language provides only "endeavor to" notice. Require endorsement for firm obligation. Some states mandate minimum notice periods. certificate_holder: applies_to: all_policies required_text: > [Landlord Entity Name], its officers, directors, employees, agents, affiliates, successors, and assigns, and [Property Manager Name], as their interests may appear. # --------------------------------------------------------------------------- # Verification schedule # --------------------------------------------------------------------------- verification_schedule: initial: before_lease_execution_or_possession renewal: 30_days_before_policy_expiration annual_audit: january_of_each_year trigger_events: - lease_renewal_or_extension - assignment_or_subletting - tenant_change_of_use - construction_or_alteration_work - claim_or_incident # --------------------------------------------------------------------------- # ACORD certificate requirements # --------------------------------------------------------------------------- acord_certificate: accepted_forms: - "ACORD 25 (liability)" - "ACORD 27 (property, evidence of insurance)" - "ACORD 28 (property, evidence of insurance)" required_fields: - insured_name_matches_lease - policy_numbers - effective_and_expiration_dates - limits_per_occurrence_and_aggregate - additional_insured_endorsement_listed - waiver_of_subrogation_noted - primary_and_non_contributory_noted - certificate_holder_correctly_named - authorized_agent_signature red_flags: - limits_below_lease_requirement - missing_endorsement_references - certificate_holder_name_misspelled - policy_expired_or_expiring_within_30_days - "endeavor_to" language_without_endorsement - insured_name_does_not_match_tenant_entity - blanket_additional_insured_without_schedule