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Does Your Builders Risk Policy Cover Soft Costs?

Builders risk insurance provides valuable protection in the event of a direct property loss experienced by a contractor, project owner or other insured party during the construction process. However, when a catastrophic loss delays a project, indirect costs, such as soft costs and lost business income, can create substantial financial exposures for the businesses involved. Complicating matters further, many builders risk policies do not include coverage for soft costs or lost income related to construction delays.

Thankfully, firms can close this insurance gap with the addition of a soft costs endorsement to their builders risk insurance policy.

What are Soft Costs?

Construction projects are typically broken down into different categories of costs. The direct construction costs are the physical materials and supplies required to complete the structure. Labour costs are also included as a direct cost. These direct costs are referred to as the hard costs of construction.

On the other hand, soft costs are expenses not directly incurred for the physical construction of the project. Examples of soft costs that could be incurred include, but are not limited to: interest, real estate taxes, accounting and legal fees, developer’s fees, contractor’s general conditions, inspection fees, consulting and marketing fees, and additional insurance costs.

In the event that a loss occurs and the completion of a construction project is delayed, soft costs can represent significant expenses to the project owner and other parties working on the project.

To demonstrate how quickly expenses from soft costs can add up, consider an example of a project to build a new apartment complex. In the event of a catastrophe, the architects and engineers may charge a fee to redraw changes to plans. Legal fees may continue as well during this time, and new permits may need to be pulled. The site may need to be resurveyed, and insurance costs will increase if the term needs to be extended as a result of delay from a loss. Additionally, the apartment complex may lose potential renters when construction is delayed from the loss.

How Are Soft Costs Insured?

Insurance coverage for soft costs is most commonly obtained by adding an endorsement to a builders risk policy. The endorsement will specify which soft costs will be covered if a loss occurs. In the event of a loss that results in additional soft costs for the insured party, there are four requirements that typically must be met for coverage to apply:

  1. The delay must result solely from covered physical damage.
  2. The types of soft costs must be set forth in the policy endorsement
  3. Proof that the soft costs were necessary and reasonable must be provided.
  4. Proof that the costs would not have been incurred but for the delay must be provided.

Under a builders risk policy, soft costs are covered during the delay period. The delay period is typically defined as a period of time that commences with the anticipated completion date and ends when the project is actually completed.

Business Income Coverage

Another consideration for businesses purchasing builders risk insurance, especially project owners and developers, is whether their policies cover lost rental income or lost business income. This coverage, which can be added to a builders risk policy through an endorsement, replaces lost revenue or profits that would have been earned by the policyholder had the project been completed on time.

How Much Cover Do I Need?

When it comes to coverage for soft costs, a good understanding of project economics is key. Firms will need to account for potential delays based on worst-case scenarios. Potential exposures to soft costs can be assessed by reviewing the operational budgets that were established for the project.

In general, organizations seeking soft costs coverage should answer the follow question when assessing their coverage needs: If the worst possible loss occurred at the most inopportune time, how many and what type of extra expenses would be incurred?

© Zywave, Inc. All rights reserved


Insured Losses from Catastrophic Events Reached $4.9 Billion in 2016

In insurance, a catastrophic event is one that is typically unpredictable and causes extreme loss. Catastrophic events can be either natural or man-made disasters, and common examples include earthquakes, floods, hurricanes, wildfires and terrorist attacks.

According to a review conducted by Property Claim Services (PCS), insured losses from catastrophic events in Canada reached about $4.9 billion last year, which is nearly 10 times more severe than 2015. When these events occur, they have a heavy impact on the market—often driving up premiums.

The report—“More Than 50 Cats: PCS Full-Year 2016 Catastrophe Review”—also found that, over the past five years, the average insured loss from a catastrophic event was $2.1 billion. During this time frame, the two largest events on record in Canada were the 2013 Alberta floods ($1.7 billion) and last year’s Fort McMurray wildfires ($4 billion).

Six of the 2016 catastrophic events that occurred in Canada were in the “wind and thunderstorm” family and resulted in industry losses of nearly $860 million.

Furthermore, the report noted that the increase in catastrophic events had an impact on reported personal losses. In 2015—a quiet year for catastrophic losses—personal losses accounted for only 45 per cent of the insured loss estimate. In 2016, personal losses accounted for 71 per cent of the insured loss estimate.

Moving forward, there is a possibility that major, catastrophic events will increase in frequency and severity, making it all the more important for insurers and businesses to stay ahead of the game. In 2017, many insurance companies will be looking to advance their tools and share best practices for assessing and responding to catastrophic disasters, whether natural or man-made.

© Zywave, Inc. All rights reserved


Preventing Construction Job Site Theft

Although it is important for companies to trust their workers and the general public, the unfortunate reality is that theft can happen at any time. This is particularly true in the construction industry, where expensive tools and machinery are often left in plain sight or are easily accessible to criminals.

Construction site theft is especially damaging, as the theft of materials and tools can quickly delay a project, sometimes bringing production to a halt. What’s more, many construction workers pay for their own tools and, in the event of a robbery, may have to recoup losses out of their own pockets.

General Tips

While every job site presents its own set of unique challenges, there are a number of general tips firms can use to better secure a construction site.

The following are some basic strategies you can use to protect your materials and tools from thieves:

  1. Create a written security policy and job site security plan. These written plans should assign supervisory responsibilities, encourage awareness and establish basic best practices for securing tools and materials.
  2. Contact nearby property owners and local law enforcement officials whenever you start a new project. These parties can help monitor your job site, particularly during off-hours.
  3. Establish a means for your employees to report theft or suspicious activity. Be sure to maintain complete records of any security incidents, as they can be beneficial to law enforcement in the event of theft, vandalism or similar occurrences.
  4. Conduct thorough background checks on your employees before hiring them on full time. You should also keep a list of people authorized to be on the job site on hand at all times.

Worksite Protections

Equipping your worksite with theft-prevention features is mandatory if you expect to ward off potential criminals. Whenever possible, consider doing the following:

  1. Enclose your worksite with a security fence and provide limited access at all times. Use lockable gates whenever possible. Avoid using low-quality locks or leaving keys in the locks themselves.
  2. Ensure that your worksite is well lit at night to deter criminals.
  3. Utilize signage to keep unauthorized personnel off your worksite.
  4. Walk around the worksite at the beginning and end of each day to ensure that no items are missing.
  5. Consider hiring security guards to patrol the construction site, particularly at night.

If possible, install security cameras to safeguard your job site. Overall, training employees on how to best keep materials and equipment out of the hands of thieves is your first line of defence against losses.

Controls for Equipment, Tools and Materials

The number of tools and machinery found on a construction site can vary heavily from day to day, making it difficult to keep track of valuables. That’s why the first step in any good protection program is to inventory the equipment you have.

An inventory should be made available for each job site and should accomplish the following:

  • Inventories should track all newly purchased items. Copies of the inventory should be kept in a secure location.
  • Inventories should be up to date and include photos of the larger, more important equipment.
  • To aid in the settlement and recovery of any stolen equipment, inventories should include the following:
    • The original date of purchase
    • The original cost of the equipment
    • The equipment’s age and serial number
    • Relevant manufacturer information

Firms should assign one employee to be in charge of managing the inventory. This person would be responsible for keeping track of all materials, tools and deliveries.

Other major steps to securing equipment, tools and materials include the following:

  • Utilize a secured area to store your equipment.
  • Mark and label all tools in a distinctive manner for easy identification.
  • Implement a checkout system of all tools and equipment so you can track their whereabouts.
  • Establish a key-control system for heavy duty machinery.
  • Install anti-theft devices on mobile equipment.
  • Lock all oil and gas tank caps.
  • Park all equipment in a centralized, well-lit and secure area.
  • Avoid using your worksite for storage. Remove any tools, materials or equipment that are not in use.

In general, it’s important to keep inventory levels low on-site to discourage thieves. In addition, creating and maintaining an equipment program can make all the difference when it comes to safeguarding your tools.

Equipment programs should make employees, managers, supervisors and foreman responsible for equipment losses. Under such programs, all losses are must be reported, regardless of how small. You should review equipment programs at least annually.

Protect Your Projects

Theft is unpredictable, but there are many workplace controls that firms can implement in order to protect themselves. In addition, it’s important to speak to a broker to seek the appropriate insurance coverages.

© Zywave, Inc. All rights reserved


5 Common Types of Construction Fraud

Fraud of all kinds is prevalent across every type of construction project. And while cases of construction companies defrauding their clients are the most reported, it is the companies themselves that often lose money to fraud perpetrated by employees, contractors and partners.

To protect themselves, businesses should be aware of the following most common fraud schemes:

  1. Non-payment of subcontractors and material suppliers done by delaying or falsifying lien waivers, or using project cash receipts to pay bills for other projects.
  2. Billing for unperformed work—often by exaggerating the units of production accomplished or the labour and equipment actually used.
  3. Manipulating the schedule of values (SOV) and contingency accounts in one or more of the following ways:
    • Failing to update SOV line items
    • Charging phony bills
    • Failing to associate subcontractors or vendors with SOV items
  4. Substituting or removing material. This can include doing things like installing low-grade materials that would require future repairs.
  5. Stealing tools or equipment from a worksite. This is often done by billing for equipment or tools for the jobsite that are then used for other subcontractor projects or personal use, or billing for unnecessary tools.

For further protection, it’s a good idea to implement a compliance and ethics program, set up an anonymous reporting system, properly define project scopes and ensure segregation of duties.

© Zywave, Inc. All rights reserved.


Addressing Abuse Liability Through Insurance

The possibility of a costly abuse claim arising is a very real threat for organizations that provide care or services to vulnerable populations, including children, the disabled and the elderly. Abuse can take a variety of forms as it can be physical, emotional, sexual or even financial in nature.

Year after year, sports associations, day cares, schools, camps, churches and other charitable organizations face the staggering financial cost of civil judgements due to the abusive conduct of their employees or volunteers.

While organizations can mitigate their exposure to incidents of abuse through proper risk management, no organization is ever immune to abuse claims. With this in mind, it is imperative for organizations to understand what role insurance can play in relation to liability arising from actual or alleged abuse.

Vicarious Liability

As a starting point, organizations need to be aware of the exposure they assume to claims of abuse through vicarious liability. Vicarious liability is a common law principle that refers to situations where an organization is held responsible for the actions or omissions of one of their employees or volunteers.

In cases of abuse, this form of indirect legal liability can be established against an organization on such grounds as inadequate hiring, screening or supervision of individuals given authority for the care of others.

Through vicarious liability, organizations can face the financial and reputation repercussions of abuse claims even if they think they did nothing wrong.

The Issue of Policy Exclusions

For a period of time, insurance policies did not contain exclusions with respect to vicarious liability arising out of cases of abuse. However, in the 1980s, following a dramatic rise in civil and criminal actions against religious and secular organizations over crimes committed against children in their care, insurance companies began to limit or exclude coverage for vicarious liability, as well as for criminal and intentional acts.

Although the exclusionary language found in abuse or molestation exclusions varies by insurance company, typically insurance coverage does not apply to “bodily injury” arising out of the following:

  1. The actual or threatened abuse or molestation by anyone of any persons
  2. Negligence related to the hiring, employment, placement, training, supervision, investigation, reporting to the proper authorities or failure to report incidents of abuse or molestation

Under most policies, abuse and molestation includes, but is not limited to, any verbal or nonverbal communication, behavior or conduct with sexual connotations, infliction of physical, emotional or psychological injury or harm, whether for gratification, discrimination, intimidation, coercion or other purposes, regardless of whether such action or resulting injury is alleged to be intentionally or negligently caused.

Accordingly, if an organization’s insurance policy contains an exclusion of this type, claims against an organization for abuse are likely not to be insured.

Abuse and Molestation Insurance

With the introduction of the abuse and molestation exclusions, many insurers began to offer express abuse coverage. This coverage, which is subject to underwriting requirements, may be added as an endorsement to a general liability or as a stand-alone product.

Although abuse coverage does not protect the perpetrator, it covers other individuals and organizations for related acts, such as the alleged failure to supervise and/or report the perpetrator.

The nature and amount of coverage provided by an abuse policy is dictated by its treatment of several key issues, including:

  • Occurrence versus claims-made coverage: Many abuse and molestation policies are written on a claims-made basis, which requires a claim to be asserted against the insured and reported to the insurer during the policy period. However, some abuse policies offer coverage on an occurrence basis, meaning that the coverage exists if an incident takes place during the policy period, regardless of when the resulting claim is made.
  • Limitations on the amount of coverage: Abuse coverage often is subject to a lower sublimit of coverage than afforded for non-abuse claims. Additionally, policies also typically require the insured to bear some portion of any loss, through deductibles, self-insured retentions or coinsurance.
  • Aggregating language: Policies typically combine all claims arising out of the same course of conduct, including abuse, into one loss, thereby limiting coverage to one limit. As a condition for purchasing abuse coverage, many insurance companies require organizations to demonstrate that they have implemented a formal abuse prevention plan. When reviewing applications for coverage, underwriters look for certain elements in abuse prevention plans, including, but not limited to:

The Role of Risk Management in Obtaining Coverage

  • A policy statement that confirms the organization’s commitment to providing a safe environment for individuals under their care and declares zero tolerance for abuse, harassment or neglect committed by employee, member or volunteer.
  • Screening procedures to ensure that all employees and volunteers who interact with vulnerable populations are suited for such work.
  • Abuse prevention training that is provided to all staff members and volunteers who regularly work with vulnerable populations.
  • Operational procedures that are clearly outlined in a written manual, which summarizes guidelines for preventing abuse and harassment.
  • Procedures that ensure that any incidents of abuse will be properly reported to the relevant authorities.

 

More Information

While it should be the goal of every organization to prevent incidents of abuse from occurring in the first place, the reality of operating in today’s world means that organizations need to be prepared for the worst. Should a situation develop that requires an organization to defend itself against claims of abuse, the cost of doing so can be debilitating.

In order to protect your organization’s viability for the long term, it is vital to obtain the proper insurance.  Please contact your broker for additional information.

© Zywave, Inc. All rights reserved.


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