Under ISO-pattern commercial property forms (CP 00 10), a building is considered vacant when less than 31% of its total square footage is rented to a lessee or sub-lessee and used by that lessee, or used by the building owner to conduct customary operations. In practice, most carriers begin applying vacancy restrictions after 60 consecutive days in that condition. Once triggered, losses from vandalism, sprinkler leakage, glass breakage, water damage, and theft or attempted theft are typically excluded, and other covered losses are reduced by 15%. Check your specific policy language-definitions vary by carrier and form.

Nevada does not have a statewide vacant property registration, but counties like Clark (Las Vegas) and Washoe (Reno) enforce local codes for securing and maintaining vacant structures. Owners must comply with property maintenance standards to avoid fines. We can provide insurance evidence certificates as part of your compliance file and assist with documentation when occupancy resumes.

A vacancy permit endorsement is added to an existing commercial property policy to temporarily suspend vacancy restrictions-restoring coverage for excluded perils and removing the 15% loss reduction-for a defined window of time. It's best suited to short, predictable vacancies, such as a gap between tenants when an LOI is already signed. A vacant building policy is a standalone product purpose-built for longer or open-ended vacancy periods. It allows you to select the peril breadth (Basic, Broad, or Special where eligible), add optional vandalism coverage, and set premises liability limits appropriate for your exposure-often $1M or higher for commercial sites.

Yes. Nevada law requires businesses to carry liability insurance. Premises liability exposures don't disappear when a building is empty-sidewalks, parking lots, contractor activity, and trespassers all create potential claims. For vacant commercial properties we generally recommend at least $1M per occurrence in general liability, supplemented by a commercial umbrella for larger or higher-traffic sites. Lenders and localities may also require evidence of coverage.

The scope and nature of the work is the deciding factor. Light tenant-improvement work-cosmetic finishes, painting, flooring-may fit under a vacant building policy with a renovation endorsement. Major structural work involving additions, gut rehabilitation, material staging, or significant contractor activity typically requires a standalone builder's risk policy. Builder's risk covers materials in transit, stored on-site, and installed in the structure, and is usually required by lenders and general contractors before work can begin. We'll review your permit scope and GC requirements and recommend the appropriate form.

No-earthquake and flood are excluded from standard commercial property and vacant building policies. Nevada’s seismic activity and wildfire risks, especially in areas like Reno and rural counties, create significant exposures. A separate earthquake policy or endorsement and wildfire-specific coverage can be paired with your vacant building policy. We use state hazard maps to assess parcel-level risk before recommending additional protections.

Requirements vary by carrier, but common expectations for Nevada vacant risks include: monitored burglar and fire alarm systems, secured entry points, maintained fire protection systems, documented weekly on-site inspections with photo logs, exterior lighting, and posted no-trespassing signage. For sites in wildfire zones, some carriers may require defensible space measures. Failing to maintain required safeguards can void coverage at claim time, so keeping an asset binder with alarm contracts, inspection photos, and records is essential.

Coverage needs change materially at transition. When a tenant moves in, the vacant building policy should be replaced with a standard commercial property policy (or a businessowners policy if eligible), and premises liability limits should be reviewed against the new use and any lease indemnification requirements. If the property sells, the policy is cancelled and unearned premium is typically returned. Notify us as soon as you have a signed lease or a closing date-coverage gaps at transition are common and avoidable with advance notice.