Choosing the right insurance for your construction project isn’t just another box to check—it’s a crucial decision that impacts risk management, compliance, and overall costs. Two of the most common types of construction coverage are Owner-Controlled Insurance Programs (OCIP) and Builder’s Risk Insurance. While they both offer essential protection, they serve different purposes. Understanding these differences can help you make the best choice for your project.
What is Builder’s Risk Insurance?
Builder’s Risk Insurance, sometimes called course of construction insurance, is a property insurance policy designed to protect buildings while they’re being built. It covers losses from physical damage at the construction site and related property.
What Does It Cover?
- Damage from fire, lightning, hail, explosions, theft, vandalism, and natural disasters like hurricanes.
- The building or structure under construction.
- Materials, supplies, and equipment (whether on-site, in transit, or in storage).
- Soft costs like lost sales, rental income, extra loan interest, and real estate taxes if delays occur.
- Additional coverage for scaffolding, temporary structures, debris removal, and pollutant cleanup (if added).
What’s Not Covered?
- Earthquakes, floods, high-wind zones, and beach areas (unless specifically added).
- Normal wear and tear, employee theft, terrorism, faulty design, or poor workmanship.
Who Needs It?
- Property owners, general contractors, subcontractors, lenders, and architects.
What Affects the Cost?
- The type of construction materials used.
- The size and complexity of the project.
- Coverage limits, which should generally match the total expected cost of the project.
What is an OCIP?
An Owner-Controlled Insurance Program (OCIP) is a comprehensive insurance policy purchased by the project owner. It covers the entire construction project, including liability and workers’ compensation.
What’s Included?
- Commercial General Liability (CGL): Covers personal injury, property damage, and contractual liability.
- Workers’ Compensation: Medical and wage coverage for injured workers.
- Builder’s Risk Insurance: Protects the site from damage.
- Excess Liability (Umbrella Coverage): Extends coverage limits.
- Professional Liability (Errors & Omissions): Protects architects and engineers against design-related claims.
- Subcontractor Default Insurance: Covers losses if a subcontractor doesn’t fulfill their obligations.
- Completed Operations Coverage: Extends liability protection even after the project is finished.
- Optional Add-Ons: Pollution liability, earthquake and flood protection, and industry-specific coverage.
What’s Not Covered?
- Commercial auto insurance (must be purchased separately).
- Surety bonds (contractors must buy these independently).
- Off-site contractors and vendors.
- Small subcontractors with minimal involvement.
OCIP vs. Builder’s Risk: Key Differences
- Primary Purpose: Builder’s Risk covers property damage; OCIP covers liability, workers’ compensation, and subcontractor risks.
- Who Pays? Builder’s Risk is typically purchased by the owner, contractor, or lender. OCIP is bought by the project owner.
- Who’s Covered? Builder’s Risk covers property owners, contractors, subcontractors, lenders, and architects. OCIP covers the owner, general contractor, subcontractors, and other stakeholders.
- Coverage: Builder’s Risk covers damage from fire, theft, vandalism, and natural disasters. OCIP includes liability, workers’ compensation, and property damage.
- Exclusions: Builder’s Risk doesn’t cover faulty design, terrorism, or normal wear and tear. OCIP excludes commercial auto insurance, off-site contractors, and surety bonds.
- Cost Considerations: Builder’s Risk varies based on project size and materials. OCIP has a higher upfront cost but can offer long-term savings.
Which Insurance is Right for Your Project?
- If your main concern is protecting the physical structure and materials,
Builder’s Risk Insurance is the way to go.
- If you need a comprehensive policy that includes liability, workers’ compensation, and subcontractor coverage,
OCIP is a better fit.
- Large projects (typically $50M–$100M+) benefit more from OCIP, while smaller or less complex projects are better suited for Builder’s Risk Insurance.
Final Thoughts
Choosing the right insurance policy is essential for protecting your project from financial risks and staying compliant with regulations. Whether you need Builder’s Risk Insurance or an OCIP, getting the right coverage ensures peace of mind.
At KBI Benefits, we help businesses navigate the complexities of construction insurance. Our experts can guide you in selecting the best policy, managing risks, and ensuring compliance. Contact a KBI Benefits specialist today to make sure your project is fully protected.