If you own an apartment building through an LLC or LP in South Florida, general liability is the coverage that protects you when a tenant, guest or contractor gets hurt on your property. It is also the coverage that gets hardest to place when the building is older or has losses. Here are plain answers to the questions owners ask us.
What does habitational general liability cover?
It covers claims that someone was injured or their property was damaged because of conditions at your building: a fall on a stairwell, a pool accident, a negligent security claim, or damage caused by your maintenance work. It also pays for your legal defense. It does not cover damage to the building itself. That is your property policy.
Why is it hard to get coverage on some apartment buildings?
Standard carriers often decline older buildings, buildings in need of repairs, properties with prior claims, or locations they see as higher risk. Those accounts are not uninsurable. They usually go to the excess and surplus (E&S) market, where specialty carriers write the risk with their own terms. This is our focus.
What is E&S insurance, in plain English?
E&S carriers write risks that standard insurers will not. The policies are not backed by the state guaranty fund the way standard policies are, and the terms can be different. A broker who knows the market can explain those differences before you buy.
What do underwriters want to see?
Building age, construction type, number of units and stories
Roof, electrical, plumbing and HVAC updates
Security, lighting, pool and fencing details
Five years of loss history
Property management and maintenance practices
Where the building is: Boca Raton, Broward, Miami-Dade and Palm Beach each price differently
What exclusions should I watch for?
Common ones are assault and battery, habitability claims, pollution, and limits on claims by contractors or tenants. Read these before you accept a quote. A cheap policy with a broad exclusion can cost far more at claim time.
What about my lender and my LLC?
Lenders usually require certain limits and additional insured wording. Your LLC or LP should be the named insured, with the right entities added. Send us your loan requirements and we will check the quote against them.
How much liability limit do I need?
Many owners buy a primary limit with an umbrella on top. The right amount depends on the building, the number of units and your net worth. We will walk you through options, not just the lowest price.
What should I send to get a quote?
A unit schedule, building details, current policy and loss runs. Call (516) 476-6742 or use the contact page.
This article is general information, not legal advice or a coverage guarantee. Coverage depends on your policy and your carrier.