Resources / Process
Administrative execution is schedule protection. COI acceptance is a gating item, so the coverage conversation belongs in the project plan before mobilization.
A useful starting point
01
Insurance paperwork can feel administrative until it holds up a start date. COI acceptance is a gating item. Treat the package as a project workstream with an owner, a checklist, and enough lead time.
02
These are typical building requirements, not Corniel’s own policy limits. General Liability and Umbrella or Excess limits are set by the building and management requirements for the project. Requirements may include no exclusions for height work, residential work, or Action Over. Workers’ Compensation and Employers’ Liability follow New York statutory requirements, with Form C-105.2 plus Form DB-120.1; an ACORD 25 alone is insufficient. Auto coverage should include Hired and Non-Owned Auto, even when there is no on-site fleet.
03
The building may require Additional Insured status on a primary and non-contributory basis for the Unit Owner, Condo or Co-op Corporation, and Managing Agent. It may also require Primary & Non-Contributory language, Waiver of Subrogation, 30-day notice of cancellation to building management, and a Description of Operations with the explicit project address and unit number. Failure to name the management firm is a leading COI rejection reason.
04
Make sure entity names match the Alteration Agreement exactly. Confirm the umbrella follows form over General Liability and Workers’ Compensation. Check that no policy expires within 60 days of the planned start. Put the address and unit in the description box. Carriers should be rated A- VIII or better by A.M. Best when the building requires that standard.
05
New York Labor Law 240/241 and Action Over exposure can change the building’s risk picture. If a contractor policy excludes Action Over, the building’s policy can become the primary responder, which drives higher umbrella requirements.
06
Common rejection triggers include incorrect entity names, missing primary/non-contributory wording, missing waiver of subrogation, umbrella limits that are too low, and an Action Over exclusion.
07
Corniel’s execution positioning is to prepare board-ready COI packages before scheduling, verify the entity structure, collect required endorsements, meet building-specific compliance requirements, and make same-day revisions when requested.
08
Insurance limits and endorsements are set by the building and management requirements for the project. The building’s current requirements control the final answer.
09
Weekend renovation is almost never allowed. Summer rules depend on the building and may prohibit heavy construction from Memorial Day through Labor Day. An expeditor helps manage filings and approvals but does not design or build. Wait-and-load debris removal uses a scheduled carting truck rather than a Manhattan street dumpster. A small bathroom can still need building approval or a permit depending on the scope. Water shut-offs typically require 48–72 hours’ notice and a building-approved window. Deliveries should be coordinated with the super, even when the owner is away. Living in place can work for a small project, but a gut renovation is generally not advised.
10
Condo and co-op buildings may request different limits, Additional Insured language, waivers, endorsements, carrier requirements, or forms. The managing agent’s current checklist should control the final answer, and the real scope should be shared rather than reduced to a shorthand label.
11
Insurance is not a one-time upload. Certificates may need updates as dates, carriers, subcontractors, or project phases change. Assign ownership for checking the documents throughout the work and before each mobilization milestone.
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A property address and a rough scope are enough to begin. The first conversation is about understanding the conditions, not forcing a premature answer.
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