General Contractor and Remodeler Insurance

In short

General contractors usually need general liability with additional insured endorsements, workers’ compensation, commercial auto, an umbrella and a license bond. Owners and lenders often ask for CG 20 10 and CG 20 37, waiver of subrogation and primary and noncontributory wording. SF Coverage checks each contract against your current policies for free, checks every certificate request against the policy in force and reviews your workers’ comp audit before you pay.

Who sets your insurance requirements

Project owners and developers: General liability limits per project, additional insured status for ongoing and completed operations, waiver of subrogation and primary and noncontributory wording.
Lenders and construction financing: Builder’s risk naming the lender, proof of liability limits and notice of cancellation terms.
Property managers and building owners: Certificates naming the building owner and manager before crews can access the site or use the loading dock.
Public agencies and school districts: Specific limits, endorsements on file and often payment and performance bonds.
Your own subcontract agreements: Matching limits from every subcontractor, with your company named as additional insured on their policies.

Coverage general contractors and remodelers usually carry

General liabilityCovers third party injury and property damage and carries the additional insured endorsements owners require.Workers’ compensationRequired by California law for employees and checked by CSLB for licensees.Commercial autoCovers trucks and vans used to move crews and materials between sites.UmbrellaAdds limits above general liability and auto when contracts ask for higher totals.Contractor license and performance bondsRequired for the CSLB license and often for public and larger private projects.Inland marine and builder’s riskProtects tools, equipment and the structure under construction.

Exposures to get right

Completed operations claims

Water intrusion and defect claims can arrive years after a project closes. Owners ask for CG 20 37 so they stay covered after handover.

Uninsured subcontractors

A sub with lapsed coverage can push its losses and its payroll onto your policies at audit.

Contract wording gaps

Waiver of subrogation, primary and noncontributory and per project aggregate requests fail when the policy does not carry the matching endorsement.

Workers’ comp audit surprises

Class codes and uninsured subcontractor payroll often drive large additional premium after the policy year ends.

In California

California requires workers’ compensation for every employer. Under SB 216 as amended by SB 1455 in 2024, all CSLB licensees must carry workers’ compensation from 1 January 2028, even without employees.
The CSLB contractor license bond has been $25,000 since 1 January 2023.
California Civil Code section 2782 limits construction indemnity clauses that shift liability for the other party’s sole negligence, so the indemnity and insurance clauses should be read together.

How SF Coverage works for general contractors and remodelers

Contracts checked before you signEvery insurance clause in a lease, subcontract or client agreement cited and checked against your policy wording.Certificate requests checked the same dayEach holder request matched to your policy the same business day when it arrives by 3 pm Pacific, with a complete request drafted for your broker.Renewals explained line by lineA free second opinion within three business days, with every change in premium, limits and exclusions explained before you decide.Audits reviewed before you payWorkers’ comp audits reconciled to your payroll and subcontractor records, with the dispute deadline tracked.

Have these ready

CSLB license number and classifications
Current declarations pages and endorsement schedules
The owner contract or subcontract insurance section
Annual payroll and subcontractor costs
Certificates collected from your subcontractors
Last workers’ comp audit and loss runs

Insurance for general contractors and remodelers, answered

What are CG 20 10 and CG 20 37?

They are ISO additional insured endorsements. CG 20 10 extends your general liability to the owner or contractor for ongoing operations while you work. CG 20 37 extends it for completed operations after the job is done. Many contracts ask for both, and a certificate alone does not create either one. The endorsement must be on the policy.

Can I get a certificate for a new job the same day?

Yes, when the policy supports the wording. Send the owner’s request with your policies by 3 pm Pacific and SF Coverage checks it against the policy in force the same business day, flagging any missing CG 20 10 or CG 20 37 wording. Compliant certificates go out the same business day, and missing endorsements are requested from the insurer that day.

What does the free contract check cover?

Send the insurance section of an owner contract, subcontract or lease. SF Coverage compares each requirement with your current declarations and endorsements and marks it met, missing or not evidenced. You get a plain list of gaps and a ready request for your current broker. You do not need to move your policies to use it.

Why did my workers’ comp audit add so much premium?

Common causes are payroll assigned to a higher rated class code, subcontractors without their own certificates counted as your employees and overtime not separated. SF Coverage reviews the audit worksheet against your records before you pay and drafts a dispute letter when the numbers do not hold up.

What does SF Coverage need to check a contractor’s coverage?

The owner or GC contract, your current declarations pages and endorsement schedules, and any certificate request you have received. SF Coverage cites each requirement to its clause, marks it met or missing against your policy wording and names the exact endorsement to request.

General information. Coverage depends on the policy an insurer issues.

Insurance for general contractors and remodelers