If you've ever been told "we don't write that," you know how frustrating shopping for business insurance can be. The good news: insurance appetite changes. A class of business that was a common decline last year may be quotable today. At Street Smart Insurance Solutions, we keep track of those changes so you don't have to.
Here's what has opened up recently with carrier partners we work with. As always, every account is subject to underwriting, and nothing here is a guarantee of coverage or price.
1. Residential subcontractors: general liability is back on the table
Contractors who do subcontracted work on one- and two-family homes have often had a hard time finding general liability. Many markets simply declined the work. That has changed: general liability is now available through carrier partners we work with for many residential subcontractors, and overall contractor appetite has broadened.
This can help if you are:
- A framer, drywaller, painter, roofer, flooring installer, electrician, plumber or other trade working under a general contractor on single-family homes or duplexes
- A small contractor who was declined in the past because of residential work
- Needing a certificate of insurance quickly to get on a job
General contractors and homeowners often ask for proof of coverage before you start. See why landlords and property managers request a certificate of insurance, and learn more on our contractors insurance page.
2. Excess liability for many contractor classes
Some jobs require higher liability limits than a standard general liability policy provides. Excess liability (similar to an umbrella) sits above your primary policy and adds more protection if a claim is larger than your underlying limits. It is now available for many contractor classes through carrier partners we work with.
Excess coverage can matter when:
- A contract requires higher limits than your current policy
- You work on larger or higher-value projects
- You want more protection for your business assets
Ask us how excess coverage would fit with your current policies. See our commercial excess insurance page.
3. Vacant buildings and builder's risk: limits up to $5 million
Vacant buildings and properties under construction are harder to insure than occupied buildings. Until recently, a common ceiling with carrier partners we work with was $4 million in total insurable value. That limit is now up to $5 million total insurable value, so larger vacant or under-construction properties may now be quoted.
This can help:
- Investors holding a building between tenants or before a sale
- Owners renovating or rebuilding a property
- Builders and developers who need builder's risk coverage while a project goes up
A vacant building can create problems with a regular property policy, so tell us honestly if your building is empty or under construction. If you rent out property, you may also find renters insurance and landlord requirements in California useful.
4. Holiday businesses: open now, but the window is short
Seasonal businesses need coverage that starts before opening day. Carrier partners we work with are now accepting submissions for holiday risks such as:
- Christmas tree lots
- Ice skating rinks
- Holiday decorators and light installers
- Special events
The season is short, and underwriting takes time. Landlords, shopping centers, event venues and homeowners often ask for a certificate of insurance before you can set up. Apply early so you're not waiting while the season starts. If you have employees, even seasonal ones, California generally requires workers' compensation. See our California workers' compensation guide.
A helpful reminder: E&S policies don't auto-renew
Many hard-to-place risks are written in the excess and surplus lines (E&S) market. Unlike many standard policies, E&S policies generally do not renew automatically. If no one starts the renewal, coverage can end on the expiration date.
Our advice:
- Mark your expiration date on your calendar
- Start your renewal review 30 to 60 days early
- Tell us about any changes in your operations, payroll, revenue or property
- Don't wait for a reminder that may not come
Why work with Street Smart Insurance Solutions
We're an independent agency, which means we can shop your business with more than one carrier partner we work with. If you were declined before, it may be worth asking again. We'll explain your options in plain language, in English or Spanish, and help you get certificates when a job or landlord asks for them.
Quick tips
- Have your license number, years in business, type of work and estimated revenue or payroll ready.
- For property, have the address, square footage, construction type, and project budget or building value.
- For seasonal businesses, know your dates, location and expected crowd size.
- Ask for coverage to start before your first day of work or opening day.
Frequently asked questions
I was declined for general liability last year. Should I apply again? Yes, it may be worth it. Appetite changes, and residential subcontractor work is now open with carrier partners we work with. Approval still depends on underwriting.
What is the difference between excess liability and an umbrella? Both add limits above your primary policy. The exact terms differ by policy, so we'll review what each option covers before you choose.
Can I insure a building that is empty or being rebuilt? Often, yes. Vacant building and builder's risk coverage is now available up to $5 million in total insurable value with carrier partners we work with, subject to underwriting.
When should I apply for holiday-season coverage? As early as possible. The season is short, and you may need a certificate of insurance before you can set up.
Does my E&S policy renew on its own? Generally, no. Start your renewal review well before the expiration date.
Ready to see what's available for your business? Call or text Street Smart Insurance Solutions at (714) 736-9048 (text available 24/7), or start a general liability quote.
Disclaimer: This article is general information, not legal advice or a coverage guarantee. Coverage availability, limits and terms are subject to underwriting and the terms of each policy. Not every business qualifies.
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