Owner Controlled Insurance Programs (OCIPs) are a type of insurance program that provides coverage for all parties involved in a construction project under a single policy.
Key Components
Project Owner Control: In an OCIP, the project owner or developer takes control of the insurance program and purchases a comprehensive insurance policy that covers all project-related risks.
Coverage for All Participants: OCIPs provide insurance coverage not only for the project owner but also for all contractors, subcontractors, and sometimes design professionals and suppliers involved in the project.
Comprehensive Coverage: The insurance policy typically covers a wide range of risks, including general liability, workers' compensation, builder's risk, professional liability, and sometimes even environmental liability.
Challenges
Administrative Complexity: Setting up and managing an OCIP can be administratively complex and time-consuming, requiring expertise in insurance procurement and risk management.
Coverage Gaps: While OCIPs aim to provide comprehensive coverage, there is still the potential for gaps in coverage or disputes over coverage terms.
Project-Specific: OCIPs are typically employed for large construction projects, and their feasibility may vary depending on the size and complexity of the project.
For real estate and property management clients, balancing the cost-saving benefits of higher insurance deductibles with lender requirements can be challenging. Strategies such as deductible buy down policies, indemnity agreements, and reimbursement policies help insureds reduce premiums while meeting lender expectations. Additionally, effective collateral management, including alternatives like letters of credit and third-party trust arrangements, is critical for clients navigating the increasing costs and evolving requirements of loss-sensitive insurance programs.
Catastrophe bonds issued over 2023 averaged a premium of 8.6%, the highest in ten years, according to data from global reinsurance consultancy Lane Financial. Coming on top of US cash rates of more than 5% made for a nearly 14% yield. That compares to issue yields in 2021 of barely 6%.
The California FAIR Plan provides essential property insurance for high-risk areas, offering basic coverage against perils like fire and wind when traditional insurance options are unavailable. However, this limited coverage does not usually meet lender requirements, as it excludes important protections like liability, theft, and water damage. To meet lender standards and achieve comprehensive protection, homeowners using the FAIR Plan often need to add a supplemental policy, such as a Difference in Conditions (DIC) policy, to fill these gaps.
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