CommercialProperty Insurance
Presented by:
MRD Training & Consulting Inc.
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» Discuss the coverage provided under a typical named perils wording and a broad form wording mentioning exclusions and any special features;
» Name and describe some policy wordings that are commonly used;
» Discuss what is required to underwrite and rate property risks;
Objectives
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• Property policies can be classified according to the perils insured by them.
• NAMED PERILS: list the specific perils insured such as on a Fire & Extended Coverage (EC) form or any variation of such a form.
• BROAD FORM: covers all perils exceptthose excluded in the wording.
• The correct form to use is dependent upon the businesses objectives, condition of property, its use and overall value and what the underwriter is willing to offer.
How are property policies written…
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Property Policies
• Four Parts (Basic Framework) of the Property Policy:
1. Declarations (or Schedule)
2. Wordings
3. Statutory Conditions where laid down by statute law, usually the Insurance Act of a Province. (Quebec: they are called General Conditions)
4. Endorsements (as applicable)
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Declarations
• Key information unique to the risk appear in the Declarations
• It is important to be able to identify the named insured.
• Sole proprietorship – name of the owner and name of the business they operate.
• Blanket coverage
• In addition to identifying the insured, the other items usual to a Declarations page include:
o Property insured and it’s address;
o Occupancy of the building or use of the insured object;
o Any loss payees other than the insured;
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Wordings
• Each insurer is likely to have its own versions of the standardized named peril and all risk policy forms.
• A suitable standard policy wording (also called “printed” policy) is appended to the Declarations.
• Manuscript wordings: specially drafted as a joint effort of the insurer and insured.
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Statutory Conditions (General Conditions in Quebec)
• Set out in the Provincial Insurance Acts and must be a part of every fire policy issued in the common law provinces and apply to most property policies
• If omitted Acts provide that they are to be read into the policy.
• Quebec: General Conditions
• Quebec Insurance Acts permits some deviation in certain areas of these forms.
Not all policies have endorsements
• Should be reviewed carefully
• Some broaden coverage (additional coverage requested)
• Some limit coverage (underwriter deemed necessary)
• Some endorsements are standard and will be reviewed later
Endorsements
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• All-risk insurance such as Commercial Property Floater and Commercial Building Form are most commonly used.
• Printed wordings comprise mainly:
1. Descriptions of the property insured including its location, detailed definitions of building, equipment, etc.
2. Standard clauses which
• Widen the coverage, for instance, the permissions clause
• Control the way the coverage operates, e.g. the coinsurance clause.
Commonly Used Wordings
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• Obtain copies of those policy wordings used by the companies you do business with.
• Read wording with two objects in mind:
1. Coverage and Restrictions
2. Essential underwriting information.
Certain insurances, such as Automobile, Accident and Sickness, and Life, require written applications by law.
A properly completed and signed application is invaluable. It provides rating and underwriting information and helps with disputes.
Commonly Used Wordings
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Package Policies – Many businesses under (a) and (b) can be insured under package policies which include coverages such as liability, crime and business interruption.
Building and Contents – used for larger risks that have only “incidental” stock to cover.
Building, Equipment and Stock – Also used for larger risks where stock is part of the business. Two versions:
• Non-sprinklered: with or without coinsurance (usually 80%)
• Sprinklered: normally calls for 90% coinsurance
Printed Wordings
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Property Insured
Building
Equipment
Stock
Contents of Every Description (COED)
Property of Every Description (POED)
Property in transit
Cash and Securities
Business Interruption
Extra Expense
• Monthly report of values:
• Reports of values are done regularly (usually monthly).
• Premium paid initially on 75% of insured limit.
• End of the year the value reports are averaged.
• The actual premium due is calculated on the average value and the insured pays extra or gets a return.
• Coinsurance is 100%.
• Disadvantage: Small firms may not be able to make regular reports
Stock Insurance
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• Premium Adjustment option:
• Allows the insured to adjust premium after year-end but does not penalize them if they do not do so.
• This form has a deposit of 100% of the premium compared with 75% under the first plan.
• Good for small firms unable to make regular reports of value
• Not penalized by late reporting.
• Adjustable stock plan “Stock Form (with Premium Adjustment Option)”.
Stock Insurance
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• Peak Season Endorsement – increases the stock coverage at specified times by set amounts and the premium is paid on this basis.
• Should be reviewed from time to time but this is often the best basis for a true seasonal business
• Deductibles are common in property insurance.
• Possible to save premium by increasing deductible amount
• Is it worthwhile? Advise clients of deductibles and make sure they are suitable.
Stock Insurance
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Basis of Indemnity
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• Standard fire policy – insurer will pay the actual cash value of property destroyed subject tot the amount of the insured’s interest in the property and limited to the sum insured.
• What is Actual Cash Value (ACV)?
• Cost to replace with new items less physical depreciation (wear and tear)
• Note:
• The cost of a new machine at the time of destruction is the starting point not how much was originally paid
• Physical depreciation not “book” or account depreciation
Actual Cash Value
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Replacement Cost
• Endorsement for Replacement Cost may be added to policy.
• Same site or an adjacent one can be deleted (good idea)
• Note the exclusions in clause 5 of the wording as well
• Replacement cost insurance
• Make sure you know the basis on which losses will be paid and what conditions apply (if not replaced may only get ACV).
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Coinsurance
• The premium for property insurance is usually charged on the amount insured at so much per $100.
• E.g. Building insured for $250,000 at a rate of $1
• Premium = $2,500
• Based on the assumption $250,000 is full value of the building.
• Most losses are not total losses.
• People know this and mistakenly believe they need to insure less.
• This is why co-insurance clauses have been put into many policies.
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Coinsurance
• SOLUTION
• If at least a specified percentage of the full value is not covered the insured will be penalized by recovering only part of their loss.
• Insured shares in loss if coinsurance requirements are not met.
• Common requirement of coinsurance is 80%.
• If the insured covers at least 80% of full value they are paid up to the full amount of the policy.
• If they insure less than 80% they get a percentage of what they insured.
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Coinsurance
• Sometimes the insured can choose to cover on co-insurance or not
• If the insured chooses co-insurance they may get a discount on the premium
• But sometimes co-insurance is compulsory
• Coinsurance either encourages or requires the insured to cover close to full value by imposing a share of the loss on them.
• In the event of a full loss it is always best to be insured to value as even if the co-insurance requirement is met, if the limit of insurance is not enough the insured will have to pay out of their own pocket.
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Stated Amount Co-Insurance
• Issue with co-insurance – Inflation!
• the insured makes a statement at the start of the policy year to the insurance company setting out the 100% value of the property insured (usually requires evidence of value through method such as an appraisal).
• Once accepted the policy is written for this amount and Stated Amount Clause is attached.
• As long as the stated amount (expressed as a dollar amount, not a percentage) is maintained no coinsurance will apply.
• Effective for one year, after a new statement must be filed.
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Remember
• Whatever clauses you have on the policy you should:
• Cover 100% of value all the time
• Warn insured that if they do not insure to value, they may have to pay part of the loss themselves.
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• A single amount covers all property with very few restrictions.
• Another type of blanket insurance is where a single amount covers all locations (perhaps, anywhere in Canada or U.S.A.)
• If property is often moved from one location to another this may be an advantage.
• Average rate will be set based on the exposures at each location
• Coinsurance applies (requiring a statement of values)
Blanket Coverage
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• Name, Address, Business, Location of property and Amount to be insured
• Following is needed for underwriting and rating:
• Heating methods
• Business and processes
• Construction
• Fire Protection
• Exposures
• Length of time in business
Underwriting and Rating –Information Required
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• “Flat” Rating – Smaller Risks
• Simple risks, like a small office, rates are provided by insurer and premiums calculated by producers.
• Insurer Rating – More Complex Risks
• Complex risks are rated by insurers on the basis of information (as above, obtained by the producer) and sometimes inspection by the insurer.
• Rates provided by Insurers’ Advisory Organization of Canada (IAO) may be taken as a starting point.
• Rating can be very flexible.
Rating
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Submission of Risks to Insurer
• Prepare submissions carefully
• Get photos, clear up questions and get complete information from the start.
• Mention if the premises are well kept, good “housekeeping”, updates, etc.
• Make it easy for the underwriter to accept the business at the rate you want.
• Keep a copy of the details supplied for future reference.
• Help from field inspectors and underwriters can be valuable, get to know them, go out on inspections and learn as much as you can!!
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Before Your Next Module…..
Pull out the policy wordings posted as your referencesTake a read of the wording before the next moduleBring a highlighter and a note pad!
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