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 virtually every Texas construction lender before closing
• Should extend through the inspection and certificate of occupancy process

Texas's diverse job sites add theft exposure for staged materials - copper, fixtures, and HVAC equipment are common targets overnight. Set limits at full completed value, not just current work-in-place, to avoid a coinsurance shortfall.

General Liability

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

Your GL needs matter differently at each phase - site security and pedestrian liability during construction, then tenant and visitor premises liability once occupied. Confirm your policy structure transitions cleanly rather than leaving a gap at lease-up.

Developers Professional Liability

• Protection against design, planning, and project management errors
• Claims alleging negligent site selection, feasibility analysis, 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 - site feasibility, unit mix, project sequencing - beyond simply hiring and overseeing a GC, Developers Professional Liability addresses claims that those decisions, not just construction execution, caused investor or lender financial harm.

Workers' Compensation

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

Larger Texas developments often use an OCIP wrap-up, which covers WC and GL for enrolled contractors under one master policy. If you're running an OCIP, confirm your own staff and any non-enrolled subs are still properly covered outside the wrap.

Surety Bonds

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

Texas site plan approvals frequently require performance bonds for public infrastructure improvements - sidewalks, utilities, street work - tied to the development. Confirm bonding capacity is arranged well before your approval timeline, since bond underwriting can take longer than insurance binding.

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 Texas liability requirements once units are occupied

Once tenants move in, the project needs landlord liability meeting Texas's statutory minimums and rental registration requirements. We coordinate the Builders Risk-to-permanent-policy transition so coverage is continuous through lease-up, not a gap you discover after a claim.

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

Texas development deals frequently specify $10M+ total liability as a financing condition. An umbrella is the most cost-efficient way to reach those thresholds above a standalone GL policy.

Pollution Liability (Site & Environmental)

• Addresses contamination conditions discovered during site acquisition or development
• Relevant for sites with prior industrial use across Texas
• Covers cleanup costs and third-party claims from environmental conditions
• Often required as a condition of redevelopment financing

A significant share of Texas's developable land has industrial history. Environmental due diligence before acquisition, paired with Pollution Liability, protects against inheriting cleanup obligations from a prior owner's contamination.

Texas Financing & Compliance

Developers using state financing programs face specific compliance documentation requirements, often including proof of insurance coverage as a condition of funding disbursement. Coordinate your insurance program directly with your financing or compliance team so certificate requirements are satisfied at each draw or milestone, not discovered late.

Texas Site Plan & Building Permits

Development projects in Texas 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 for public infrastructure improvements tied to the approval.

Rental Registration & Compliance

Once a residential development is ready for occupancy, Texas rules require rental property registration and compliance before any unit can be leased. Insurance certificates are part of this compliance process, and Texas law sets minimum liability insurance requirements for rental property owners that must be in place before leasing begins.

Environmental Obligations

Developers acquiring sites with prior industrial use may inherit environmental assessment and remediation obligations. It's crucial to conduct thorough due diligence to avoid unexpected liabilities that can arise from contamination issues.