insurance
your lendersigns off on.

We review every policy across your buildings: property, liability, umbrella, flood, wind and rent loss. We check limits, deductibles and wording against each loan’s insurance requirements and your leases, and show what you pay and what you may be missing in dollars, including the effect on NOI. You get a one-page summary for you and your investors, plus a walkthrough.

Usually property insurance at replacement cost with the lender named as mortgagee, general liability with the lender as an additional insured, and rent loss or business income coverage. Many loans also require umbrella limits, flood insurance in flood zones, wind or named storm coverage on the coast, and carriers with a minimum financial strength rating. The loan documents set the exact limits, deductibles and wording.

A blanket property policy covers several buildings, or buildings and contents, under one shared limit instead of a separate limit for each location. It can help when one loss is larger than expected or values shift. Carriers usually base it on a statement of values and may cap what any one building can draw, so accurate values still matter, and some lenders set their own blanket requirements.

They usually replace the standard deductible when a named storm, hurricane or windstorm causes the damage. Many are set as a percentage of each building’s insured value rather than a flat dollar amount, so the out-of-pocket cost can be large on a valuable property. The trigger, the percentage and how it applies across locations vary by policy, and lenders often cap what they’ll accept.

Often, yes. Federally regulated lenders must require flood insurance on buildings in a FEMA special flood hazard area for the life of the loan, and many lenders ask for it in other zones too. The required amount is typically the lesser of the loan balance or what the National Flood Insurance Program offers, so larger buildings often add private or excess flood coverage.

Loss of rents insurance, also called rental income or rental value coverage, replaces the rent you lose when covered damage makes a building or units unusable while it’s repaired. It can also cover some continuing expenses. Lenders usually require it because rent pays the debt. How long it pays, and whether it responds to wind and flood losses, depends on the policy.

Because a tenant’s own insurance should respond first when something goes wrong in their space. Leases usually require tenants to carry liability coverage, name the landlord and lender as additional insureds and waive subrogation. Collecting and tracking certificates at every renewal shows the coverage is actually in place, and many lenders check it. A certificate alone doesn’t change a policy, so the endorsements matter.

Usually, yes. Standard commercial property policies often limit coverage once a building has been vacant for a set period, excluding perils like vandalism and sprinkler leakage and reducing other claim payments. A vacancy permit endorsement or a vacant building policy can restore coverage. Tell your broker before a building empties out, including during renovations or lease-up, since definitions of vacancy vary.