With increasing frequency in the construction defect cases
we defend, we are seeing commercial general liability insurance policies with
“subcontractor warranty” endorsements. Also known as contractor or
subcontractor special conditions, these endorsements could have severe and
negative consequences for builders that do not comply with their
requirements. In researching for this article, I reviewed six
different endorsements used by six different carriers, all of which contained
some or all of the following requirements:
- The
builder must have signed subcontract agreements with its subcontractors
that require subcontractors to hold harmless, i.e., defend and indemnify,
the builder for “bodily injury” or “property damage” claims caused by
their negligence.
- The
subcontractors must maintain their own insurance with limits equal to or
greater than the limits in the builder’s own policy, with limits of at
least $1 million per occurrence.
- The
subcontractors’ insurance must not exclude the work being performed for
the builder, e.g., the excavator’s policy cannot exclude earth movement
claims, the subcontractor’s policy cannot exclude residential
construction.
- The
subcontractors must maintain their own workers’ compensation and/or
employer’s liability insurance.
- The
subcontractors must provide the builder with an endorsement or a
certificate of insurance indicating that the builder has been added to the
subcontractors’ insurance as an additional insured.
- The
subcontractors must provide the builder with an endorsement or a
certificate of insurance indicating that their insurance carriers have
agreed to provide waivers of subrogation in favor of the builder.
- The
builder must maintain records evidencing compliance with these
requirements through the applicable statute of repose.
- The builder must obtain proof that the subcontractors have all licenses as required by local or state statute, regulation or ordinance, and that such licenses are up to date.
Failure to comply with one or more of these requirements can
have disastrous implications for the builder. Depending on the
wording of the actual endorsement, these consequences could include complete
nullification of coverage relative to a loss caused by the subcontractors’
work, the imposition of a higher deductible or retained limit being applied to
a loss caused by subcontractors, a lower limit of liability being applied to a
loss caused by subcontractors, or the carrier increasing the premium for
insurance after an audit of the records provided by the builder.
While the severity of the consequences may be lessened for
builders using wrap insurance programs for their projects, this should be of
serious concern for builders insuring themselves through annual renewable
insurance programs. My recommendation is for builders to work with
their insurance agents or brokers to determine if it is possible to obtain
insurance without the subcontractor warranty endorsement. If not, it
is imperative that builders understand the requirements of the subcontractor
warranty endorsements and that they comply with those
requirements. This absolutely a situation in which an ounce of
prevention is worth a pound of cure, assuming that any cure is even
possible.
For additional information about subcontractor warranty
endorsements, or about construction litigation in Colorado, you can reach Dave McLain
at (303) 987-9813 or by e-mail at mclain@hhmrlaw.com.