Builders Risk (Course of Construction)

• Structures under construction, materials, equipment, and temporary works
• Fire, theft, vandalism, and certain weather perils during the build
• Soft costs, delay-in-completion, and Ordinance or Law endorsements available
• Required by most Montana construction lenders before closing
• Should extend through local inspection and certificate of occupancy processes

Montana's varied climates can increase risks of weather-related damage, so ensure limits are set at full completed value to avoid coinsurance shortfalls.

General Liability

• Third-party bodily injury and property damage at your Montana project site
• Premises liability extending into the post-construction ownership period
• Additional Insured, Primary & Noncontributory, and Waiver of Subrogation for lenders and contractors
• Per-Project Aggregate for developers managing multiple sites

Your GL needs will vary at each phase-site security during construction, then tenant and visitor premises liability once occupied. Ensure your policy structure transitions smoothly.

Developers Professional Liability

• Protection against design, planning, and project management errors
• Claims alleging negligent site selection or development oversight
• Distinct from a GC's Contractors E&O - addresses the developer's own decision-making exposure
• Particularly relevant for developers taking on design-build delivery or direct project management roles

If your firm makes development-level decisions, this coverage addresses claims that those decisions caused financial harm.

Workers' Compensation

• Required by Montana law for any developer or owner with employees on-site
• Covers your own site supervisory and maintenance staff
• Doesn't replace each contractor's own WC - verify their coverage separately
• Owner-Controlled Insurance Programs (OCIP) are common on larger Montana developments

Larger developments often use an OCIP wrap-up, which covers WC and GL for enrolled contractors under one master policy.

Surety Bonds

• License and permit bonds for development entity registration where applicable
• Performance and payment bond requirements that flow through from your contractor contracts
• Required on public-private partnership projects in Montana
• Subdivision and site improvement bonds for local approvals

Montana site plan approvals frequently require performance bonds for public infrastructure improvements tied to the development.

Permanent Property & Landlord Liability (Post-Construction)

• Commercial property coverage replacing Builders Risk once construction is complete
• Landlord/premises liability for tenant and visitor injuries
• Loss of Rents coverage for vacancy or unit downtime after a covered loss

Once tenants move in, the project needs landlord liability meeting Montana's statutory minimums and local rental registration requirements.

Commercial Umbrella / Excess Liability

• Extra limits over GL, Auto, and Employers Liability - typically $5M-$25M+
• Often required by lenders and institutional partners
• Activates when a judgment or settlement exceeds underlying policy limits

Larger Montana development deals frequently specify high total liability as a financing condition.

Pollution Liability (Site & Environmental)

• Addresses contamination conditions discovered during site acquisition or development
• Relevant for sites with prior industrial use
• Covers cleanup costs and third-party claims from environmental conditions

Environmental due diligence before acquisition, paired with Pollution Liability, protects against inheriting cleanup obligations.

Local Financing & Compliance

Developers using state financing programs or local grants often face specific compliance documentation requirements, including proof of insurance coverage as a condition of funding disbursement. Coordinate your insurance program directly with your compliance team to ensure all requirements are met.

Site Plan & Building Permits

Development projects in Montana require site plan approval and building permits through local authorities, with inspections at each phase. Larger projects may also require additional approvals, which can carry their own bonding and insurance conditions.

Rental Registration & Safety Compliance

Once a residential development is ready for occupancy, Montana rules require rental property registration and safety compliance before any unit can be leased. Insurance certificates are part of this compliance process.

Environmental Regulations

Developers acquiring sites with prior industrial use may inherit environmental assessment and remediation obligations. Conduct thorough due diligence to avoid unexpected liabilities.