Builders Risk (Course of Construction)

• Coverage for structures under construction, materials, equipment, and temporary works
• Protection against fire, theft, vandalism, and certain weather perils during the build
• Soft costs, delay-in-completion, and Ordinance or Law endorsements available
• Required by most New Jersey construction lenders before closing
• Should extend through the inspection and Certificate of Occupancy process

New Jersey's urban job sites often face theft risks for staged materials. Set limits at full completed value to avoid coinsurance shortfalls.

General Liability

• Third-party bodily injury and property damage at your 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 vary at each phase-site security during construction and tenant 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, addressing the developer's own decision-making exposure
• Essential for developers taking on design-build roles

If your firm makes development-level decisions, this coverage addresses claims arising from those decisions, which are not covered by other policies.

Workers' Compensation

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

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

Surety Bonds

• License and permit bonds for development entity registration
• Performance and payment bond requirements from your contractor contracts
• Required on New Jersey public-private partnership projects
• Subdivision and site improvement bonds for municipal approvals

New Jersey site plan approvals often require performance bonds for public infrastructure improvements. Confirm bonding capacity well before your approval timeline.

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
• Satisfies New Jersey liability requirements once units are occupied

Once tenants move in, you need landlord liability meeting New Jersey's statutory minimums. We ensure a smooth transition from Builders Risk to permanent policy.

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 New Jersey development deals frequently specify high total liability as a financing condition. An umbrella is a cost-efficient way to meet those thresholds.

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
• Often required for brownfield redevelopment financing

Many New Jersey sites have industrial history. Environmental due diligence paired with Pollution Liability protects against inheriting cleanup obligations.

NJEDA Financing & Opportunity Zone Compliance

Developers using NJEDA tax credit programs or federal Opportunity Zone investments face specific compliance documentation requirements, including proof of insurance coverage as a condition of funding disbursement. Coordinate your insurance program with your NJEDA or fund compliance team to ensure all requirements are met.

New Jersey Site Plan & Building Permits

Development projects in New Jersey require site plan approval and building permits through local authorities, with inspections at each phase. Larger projects may also require Planning Board or Zoning Board approval, which can carry its own bonding and insurance conditions.

Rental Registration & Certificate of Occupancy

Once a residential development is ready for occupancy, New Jersey rules require rental property registration and a Certificate of Occupancy before any unit can be leased. Insurance certificates are part of this compliance process, and New Jersey law sets minimum liability insurance requirements for rental property owners.

NJ Industrial Site Recovery Act (ISRA) & Affordable Housing Obligations

Developers acquiring sites with prior industrial use may inherit ISRA environmental assessment and remediation obligations. Additionally, many New Jersey developments are subject to affordable housing set-aside requirements, affecting lease-up timelines and insurance certificate requirements.