Koosh Insurance · Property & Construction

    Builders Risk & Construction Liability

    The crane on the lot. The framing in the rain. The copper that walked off the site overnight. Construction projects accumulate insurable value every day they're underway — and they're exposed to risks that no occupied-building policy covers. Builders risk and the liability coverages around it are what protect the project, the contractor, and the owner from breaking ground until the certificate of occupancy is issued.

    See what's covered

    Coverage

    What this coverage includes

    • Builders risk on the structure under construction — covering materials, fixtures, and labor as they're incorporated into the project
    • Materials in transit and at temporary storage locations — typically within stated sub-limits
    • Soft costs — architect fees, permits, financing carrying costs, and lost rents during a covered delay (when endorsed)
    • General liability for the contractor — third-party bodily injury and property damage from operations on the site
    • Completed operations for claims arising after the project is finished
    • Pollution liability for construction operations in many forms (separately or by endorsement)

    Who Buys This

    Who typically buys this coverage

    • General contractors running ground-up new construction or major renovations
    • Real estate developers carrying owner-controlled or contractor-controlled programs
    • Property owners during build-outs, additions, or substantial rehabs
    • Construction managers on CM-at-risk and design-build delivery models
    • Lenders requiring proof of builders risk before disbursing construction draws

    Why Koosh

    Why Koosh Insurance

    Construction is one of the harder placement classes in commercial insurance, and it's getting harder. Carrier appetites have narrowed, especially for ground-up residential, coastal projects, and contractors with subcontractor exposure. Working with an agent who places construction routinely — not occasionally — matters.

    Project-specific underwriting — every builders risk policy is structured around the actual construction schedule, value at completion, and delivery method.

    Wrap-up program experience — owner-controlled (OCIP) and contractor-controlled (CCIP) programs for larger projects, including subcontractor enrollment.

    Coastal and storm-zone expertise — wind structuring on Florida and Gulf Coast projects is its own discipline, and we know the markets.

    Lender coordination — we work directly with construction lenders to make sure the coverage meets loan requirements without overpaying for what's not required.

    Subcontractor compliance tracking — for GCs running multiple jobs, we help structure certificate-of-insurance review programs to keep subcontractor coverage current.

    FAQ

    Frequently asked questions

    The contractor's general liability covers their operations and third-party claims. Builders risk covers the structure itself — the bricks, steel, and lumber that don't yet have a permanent property policy on them. They're separate coverages and you typically need both.

    Coverage typically begins at the project start (groundbreaking or material delivery, depending on form) and ends at completion — usually defined as substantial completion, certificate of occupancy, or a stated number of days of occupancy. Getting the end-trigger right matters; gaps between builders risk ending and permanent property starting are a common loss source.

    Yes, but with conditions. Most builders risk forms cover theft of materials but require reasonable site security — fencing, lighting, after-hours protocols. Specific exclusions for theft of copper, appliances, or unattached materials appear in some forms.

    Standard builders risk includes wind in most states, but coastal and storm-exposed projects often face named-storm exclusions or percentage deductibles similar to commercial property. We map this carefully on Florida and Gulf Coast projects.

    Both, plus subcontractors in many cases. The owner has a financial interest in the structure; the GC has operational and contractual responsibility. Lender requirements often dictate the structure. We work it out before you bind.

    No. Design defects and faulty workmanship are typically excluded. Professional liability for architects and engineers, plus contractors' professional liability, cover those exposures separately.

    Related

    Related services

    Commercial Property

    Buildings, equipment, inventory, and operational assets.

    Real Estate & Development

    Coverage for investors, developers, and property managers.

    Multi-Family & Office Buildings

    Apartments, condos, co-ops, HOAs, and office buildings — including Master Property Insurance.

    This page provides general information about Builders Risk & Construction Liability insurance and is not a substitute for tailored advice from a licensed insurance broker. Coverage availability, terms, exclusions, and pricing depend on your specific business operations, location, claims history, and carrier underwriting. Contact a Koosh Insurance broker for a personalized consultation. Koosh Insurance — License #L135215.

    Get a quote for Builders Risk & Construction Liability

    Talk to a licensed Koosh broker. We'll review your specific situation, source quotes from appropriate carriers, and walk you through the coverage that actually fits your business.

    (954) 309-3900
    service@koosh-ins.com
    4491 S State Rd 7, Suite 202, Davie, FL 33314