Don’t Get Bitten by a Self-Insured Retention Hiding in a General Liability Policy

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When a company requires a vendor to name them as additional insured on a commercial general liability (“CGL”) policy, it is assumed the additional insured party will be covered in the event of a claim. But when the policy is subject to a self-insured retention, it is less clear whether the additional insured party will be protected in the event of a claim.

In recent years courts are facing a tough question. Does the term “commercial general liability insurance” imply that the CGL policy is also primary and non-contributory over insurance carried by the additional insured party? In other words, when a company asks their broker to acquire a CGL policy, does it imply a reasonable assumption that what is being requested is a CGL policy that is also primary and non-contributory to other available insurance.

If the CGL policy is subject to a self-insured retention where the named insured would have to cover a certain amount of a claim before the CGL policy kicked in, it makes it unlikely the additional insured party would be covered under most tort claims likely to arise, thus defeating the purpose of being named an additional insured under the policy.

In a growing number of cases, an additional insured certificate holder who relied on a named insured’s CGL policy for additional insured status learned after a claim surfaced that the policy was subject to a self-insured retention which operated to the additional insured’s detriment.

In one recent case(1) an additional insured party learned that the named insured’s $1 million CGL per occurrence policy was first subject to a self-insured retention of $2 million.

The facts of the case are not unusual. Pac-Van leased a work trailer to CHS. An employee of CHS was injured in the trailer and sued Pac-Van, who then demanded CHS defend Pac-Van per their agreement. CHS had named Pac-Van as additional insured, but CHS’ $1 million CGL coverage was first subject to a $2 million self insured retention, making the policy excess and not primary coverage. Pac-Van sued claiming that CHS breached their agreement by not purchasing explicitly primary insurance which would cover Pac-Van before the self insured retention had to be exhausted. CHS defended by arguing that their contract did not specifically say that it had to purchase “primary” CGL coverage. The court disagreed, and decided that the general understanding of the term “commercial general liability insurance” means “primary coverage.” The court held that Pac-Van did have a reasonable expectation that when they required CHS to name Pac-Van as additional insured on the CGL policy, it was implied that the coverage should be primary, and not subject first to a self-insured retention which effectively blocked Pac-Van from receiving any coverage under most conceivable claims which could arise under their agreement.

While the court decided that Pac-Van had a reasonable expectation that additional insured status under a CGL policy implies primary coverage, Pac-Van had to go through a long and costly litigation process all because of a self-insured retention which was not known about prior to a claim.

Certificate holders used to insist that additional insured endorsements accompany certificates. The same insistence should now be made that a certificate of insurance show the existence of a self-insured retention on a general liability policy. While the standard ISO ACORD forms for general liability do not have a specific checkbox to indicate the presence of a self-insured retention, in most instances an insurance broker should be able to clearly indicate on the certificate if the policy is subject to a self-insured retention, or at the least communicate in writing whether or not the policy is subject to such a restriction.

As with many other coverage issues, it is far better to investigate coverage at the beginning of a contract relationship by scrutinizing policies and certificates than waiting until after a claim arises. A comprehensive vendor insurance certificate tracking risk management program needs to screen for self-insured retentions on CGL policies, and know how that affects coverage for the additional insured party.

 

 

(1) PAC-VAN, Inc., v. CHS, Inc.

Stop Reacting to Risk and Get Creative With Your Vendor Financial Screening

Working with only safe, reliable vendors is always a goal for any risk manager. However, In Deloitte’s supply chain risk report, The Ripple Effect, they uncovered a surprising statistic about supply chain risk programs. Risk managers at half of the companies with active supply chain risk programs said that their own company’s risk program is probably not very effective at dealing with supply chain risk.

Effectively screening vendors ahead of awarding a contract not only means ensuring they are properly insured and licensed, it also means screening them for financial red flags and likelihood of the vendor suffering supply chain interruption due to bankruptcy, litigation, or cash flow problems.

Supply chain related bankruptcies are still high and can be sudden. Although only 44,111 US businesses filed for bankruptcy in 2013, a decline from the height of the financial crises, experts believe many more businesses probably should seek chapter 11 filing protection, but do not because of the stigma associated with doing business with a company going through chapter 11 restructuring. As a result, many vendors may be perilously close to shutting their doors and causing a supply chain interruption for clients, without presenting obvious warning signs.

The reason supply chain risk programs are not always effective is because many of the top cited strategies companies use to mitigate risk are reactive, not precautionary.

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It is important to financially screen vendors to ensure you do not award a contract to or rely on a supplier that is in poor financial health. For privately held companies this can be difficult, since those vendors are understandably reluctant to reveal private financial information about their company.

For privately held companies where financial information is difficult to obtain, BCS has a solution that can turn your reactive supply chain risk program into a proactive strategy that works.

BCS has developed a proprietary and unobtrusive survey that asks privately held vendors to simply provide financial ratios that permit comparison to accepted industry values, without requiring them to reveal detailed sensitive financial information.

BCS then collaborates with our clients to develop and utilize a scoring tool for their supply chain vendors. Vendors provide ratios which are then processed into a composite score, which is derived from a weighted summation of various financial data points collected and compared.

The vendor’s financial viability score is presented to our client in a simple, easy to understand report, allowing them to retain a good relationship with their vendors while ensuring they continue to only work with financially healthy vendors.

Why BCS is Right For You

Vendor insurance tracking can be a tricky business. With an increasing amount of insurance tracking agencies out there, it can be easy to make a wrong choice. Above all, ensuring quality and correct information should be a first priority. BCS Audit reaches above and beyond the average quality that many other tracking agencies seem to offer in order to save money their company money. At BCS Audit, we are here to ensure you’ve chosen the right tracking agency and that we can provide the utmost quality customer service and professional products you are looking for.

With all forms of business comes a significant amount of risk; certifying your tenants and vendors in order to meet your contract standards can help you avoid unwanted liabilities and lawsuits. BCS offers a unique approach to certifying your vendors insurance through our Collect, Correct, Protect strategy. Our unifying process will only serve to create more savings for you and your business.

Through our Collect process, BCS offers a unique service by specifically assigning a dedicated and motivated team of experts to help you collect your documents in the most efficient way possible, and they will also be ready for any questions and requests along the way. Some things cannot and should not be automated and we choose to thoroughly review documents with trained professionals who know what to expect and look for. Customization and simplification is a must-have feature for complicated insurance documents and data. That’s exactly why BCS will tailor the organization and display of your documents to your company’s specific needs and preferences. Rest assured our team of experts are best-in-class risk management professionals and are here to create a satisfying experience.

Many firms simply leave all certification to an automated process; however, as helpful and efficient as modern technology is, mistakes can still be made or overlooked, and BCS hopes to solve that problem through our Correct strategy.  If there happens to be an incident in the future, we don’t want you to pay for it, we want to ensure your vendors are covered and ready to take on any task. BCS doesn’t only look to certify insurance certificates, we actively seek to correct the mistakes that we know most likely already exist. Here at BCS we take pride in the amount of corrections we make and hope to pass on the benefits to you.

BCS combines the usefulness of innovative technology with the assurance of experienced employees to support our Protect process. For the most important services, BCS offers real-time reporting for the benefit of your company and future vendors. Having the ability to review your vendor’s information is now available in the palm of your hand and any problems can be corrected quicker than ever. BCS offers our innovative mobile app BCS CERTUS to simplify your life even more. Whether you are on the go or in a situation without a computer device, knowing you have the information with you at all times is comforting to know. With many more features to BCS you can guarantee you’ve made the correct choice to hire an insurance tracking company. Don’t hesitate to give us a call to ask more about what we can offer to you and your company!

 

The Real Danger of Working With an Unlicensed Contractor

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In a tough economy, companies and individuals look for ways to save money. Unfortunately, for some contractors this means not meeting the qualifications to be properly licensed and bonded. As an individual or company hiring a contractor, its important to remember not only the real reason you never want to hire an unlicensed contractor, but also make sure you know what to look for when hiring one. 

A recent sting by the California State Licensing Board arrested 75 unlicensed contractors soliciting services from individuals and homeowners’ associations. Not only were none of the 75 contractors properly licensed, several of them were identified as registered sex offenders, convicted felons, and even had open warrants out for their arrest. Clearly, these are things you want to know about a contractor before inviting them into your home or business.

But to focus on only the salacious criminal elements of a few caught unlicensed contractors misses the bigger point. There are extremely important reasons why you only want to work with a licensed contractor, and should always collect and review the insurance and license of any contractor your company hires. 

For starters, working with licensed contractors means there is a clear and established avenue of resolution if a dispute arises. Using the California sting operation example as reference, lets look at the protections in-place for individuals and companies who hire licensed contractors. The California Contractors State License Board requires mandatory arbitration for disputes under $12,500, the same amount required for the mandatory bond. A licensed contractor must participate in mandatory arbitration in an attempt to resolve the dispute. With disputes up to $50,000 the licensed contractor can opt for voluntary mediation. This mediation process can be a much cheaper and less time consuming than litigation. Additionally, if a licensed contractor has enough complaints lodged against them in the state they can lose their license, providing a powerful incentive to at least meet a baseline standard of competence in performing their work. 

In addition to the benefit of having an established dispute resolution process established, the other paramount reason to hire only licensed contractors is that licensed contractors are required to carry Workers’ Comp insurance if the contractor’s business meets state requirements. A licensed contractor must have workers compensation insurance for its employees, or show the State Licensing Board that the contractor does not have any employees. In California under Insurance Code §2750.5 an unlicensed worker performing services for which a license is required is not an independent contractor, meaning when an unlicensed contractor is hired by a homeowner or homeowners’ association, that contractor, and potentially any worker in their employ is considered an “employee” of the homeowner or homeowners’ association, so in the event of a Workers’ Comp claim, the hiring party would be liable. 

And finally, its one thing to know that you should only be working with licensed contractors, but how do you establish a practical system to ensure that you know with certainty that any contractor you hire is not only licensed but also properly insured? The reality is, you need to collect and review that contractor’s license and insurance certificates to ensure you are protected before letting them onto your property to begin work. This is a core part of a certificate of insurance tracking program, but one sometimes overlooked. 

Individuals and companies hire unlicensed contractors for usually a simple reason, they are less expensive than a licensed contractor. Or they hire a licensed contractor, only check their license a single time to put it on-file, and never subsequently check to make sure the contractor has renewed their insurance policies and license with the state. 

To ensure you are working only with safe, reliable contractors, you should collect, scan and review their license and insurance documents, and record the occupational license type, license number, issue and expiration dates, and have a system in place to collect renewal documents in a timely fashion to guarantee there is no lapse in licensing or insurance coverage while the contractor is working on your property. This is an important aspect of any competent insurance certificate tracking program.

BCS helps Fortune 500 Companies across the world by ensuring they only work with reliable, licensed and bonded contractors. And we can do the same for your company. 

BCS and Certus

Today, many business deals take considerably longer and require much more money than they need to. This wasteful situation has been caused mainly by the lack of trust amongst companies. However, this lack of trust is valid as we live in a time where lawsuits abound.

When your business needs to hire outside companies/vendors we at Certus and BCS work together to help eliminate both the effects of this lack of trust and the likelihood of legality issues. We do this through our services offered in Vendor/Tenant Screening and Insurance Certificate Tracking. Below explains what Vendor/Tenant Screening and Insurance Certificate Tracking are and the benefits that they have to offer your business.

The environment of mistrust that we live in multiplies the amount of contracts that must be written and signed and the amount of statements that must be explicitly written. For companies who hire outside vendors these documents quickly add up to form mountains of easily misunderstood and hard-to-store paperwork. This mismanagement of paperwork often only deepens the risk of a litigation occurring.

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BCS and Certus work to solve this problem by screening every outside vendor/company that your company hires thus making sure that they are a viable company with all of the proper permits, licenses, and paperwork. After verifying the status of a company we then store all of that company’s paperwork in an organized digital format that you can access anytime and from anywhere that has an internet connection. This not only lessens the workload on your company, but also, since this information is stored in our digital cloud it does not take up any of your company’s storage space.

Using BCS and Certus to manage vendor/tenant screening often proves to be more time and cost effective than having one’s internal employees do this work. This is because, at BCS and Certus, we handle many cases of vendor and tenant screening and so we have our process down to a science. This allows us to complete tasks much quicker than an internal employee who is likely paid by the hour.

As part of the vendor and tenant screening process, BCS and Certus focus on Insurance Certificate Tracking. Insurance Certificate Tracking is your company’s first line of defense in avoiding legality issues. Understanding your vendors’ coverage and making sure that it is up-to-date will remove large amounts of liability from your shoulders if there is any negligence on the part of your vendor. However, keeping track of these certificates can easily become a very hard task when one considers all of the different providers of insurance, the varying levels of coverage, and the mounds of paperwork that pairs with each of these different policies and coverage levels. Just like with general Vendor and Tenant Screening, BCS and Certus keep track of all of this paperwork making sure it is complete and current. We also do all of the heavy lifting when it comes to keeping your vendors in compliance with their insurance agreements and other contracts.

In today’s business world where trust is low and legal action is high, let BCS and Certus act as your intermediary so that you have something you can trust in again. BCS and Certus will act as the lubricant that greases the otherwise gridlocked wheels of many business transactions.

Fighting Against Hunger with Feeding America

One of the many services that BCS Audit offers to help protect your company is insurance tracking. We can help you track vendors, tenants, and borrowers and make sure that all of your insurance certificates meet your requirements. This can be difficult for many companies, especially those that have a large number of vendors. With insurance tracking, we can make your job exponentially easier and find a solution that is the perfect fit for you.

One of the companies that we have the privilege of providing insurance tracking for is Feeding America. Feeding America is the nation’s leading domestic hunger-relief charity. They have a nationwide network of 200 member food banks and provide nutritious and fresh food to those who struggle with hunger. Because more than 16 million children in America live in households that are struggling with hunger, Feeding America provides safe places for children to eat. They also help adults become self-sufficient as well as give emergency assistance to disaster victims.

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According to Feeding America, 1 in 6 people in America are struggling with hunger. These are often hard-working adults who just cannot make enough money to provide a sufficient amount of food for themselves and their families. Contrary to the popular belief that hunger only exists in certain neighborhoods or parts of our society, we are constantly surrounded by it without even knowing.

Because the hunger of others often goes unnoticed, Feeding America helps educate people on the reality and prevalence of hunger in our society, as well as the impacts that it can have on those individuals. Hunger can have extremely negative effects on a person’s physical and mental health, for nutrients are critical to living a healthy life. Without them, children become greatly at risk to illness and have a much weaker immune system.

Feeding America also offers many programs and services to help fight hunger, such as The Mobile Pantry Program, the SNAP Outreach Program, the National Produce Program, and disaster relief. They also have a variety of public assistance programs that can help new mothers, elderly persons, and others, as well as multiple programs geared just for children. One of these programs is Kids Cafe, which provides free meals and snacks to low-income children at safe locations where children already congregate after school, such as Boys and Girls Clubs or churches. It also provides supervised educational, social, and recreational activities and teaches children about nutrition.

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Feeding America supplies more than 3 billion pounds of food annually. As a result, they have partnered with many companies and people to help promote and support their fight against hunger, such as Kroger, Target, Josh Groban, Jennifer Aniston, and Dunkin Donuts.

If you are interested in getting involved with Feeding America, you can make a donation on their website, volunteer for your local food bank, start a virtual food drive, or even just spread the word through social media. Every single dollar or minute spent will go to someone who is in need.

Because Feeding America works with many vendors to help fight their cause, we help them track their vendor insurance so that they can focus on the important business–hunger relief. We know that running a business can be hard work, and we want to help you too. Whatever kind of company you have, you have a cause that is worth fighting for.

5 Must-know Tips Before Renting Out Your Building

Renting out your property to tenants can be a tricky investment with great returns. However, without taking the proper steps to ensure a quality experience for both sides of the agreement, life as a landlord can easily turn into a nightmare. With the variable risk involved in renting property, no amount of safety precaution is ever too much. Taking a business-like approach as a landlord is a must-have attitude recommended by most real-estate professionals. In order to ensure your experience is a pleasant one, 5 must-know tips before renting your property have briefly been described below:

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Understand the Law

As with most business investments, understanding all laws and regulations concerning your investment is a basic rule-of-thumb. You never want to get yourself caught in a sticky legal situation that could potentially empty your bank account and turn your life upside down. Before renting out your property be sure to understand fully all details of the Fair Housing Act; this is the source for understanding your agreement as a landlord.

Know Your Rights – Understanding your rights as a landlord is first and foremost an essential knowledge that any landlord should gain if they wish to appear professional. Laws typically vary from state to state and it is extremely important to research and know what you can or cannot do as a property owner. In many problematic situations, knowing your rights can often serve as an important defense if things go south.

Know Your Tenants Rights - Knowing the rights of your tenant will give you a clear definition of what your obligations are as a landlord. Researching local and state regulations is the responsibility of the landlord to understand and adhere to. More often than not, a difficult tenant will look to exploit any violation that a landlord may or may not be making and can often cause many problems. We suggest visiting LandlordAssocation.org  as a helpful resource to understanding regulations as a property owner.

 

Screening Your Tenants

Before choosing your tenants, always remember you can never be too thorough. A bad tenant almost always results in losses for the landlord. Never forget that an intelligent “bad” tenant will almost always exploit the eviction process and will always end up with a few months of free rent. Although at times it can be difficult to hear unfortunate life stories of tenants, always be sure to check for the following when accepting a new tenant:
1. Verify Income – Double check their stated income by reviewing recent pay stubs and contacting their employer to confirm employment and length of employment.

2. Check Credit – Review any past incidences of late payments, bankruptcies, and double check their income to debt ratio to see if a significant amount of debt could affect future payment.

 

Accepting Maintenance Responsibility

Accepting the role of a landlord can essentially become a very busy job. Studies show that a poorly maintained facility generally attracts poor tenants. It’s important to respond and solve problems in a timely manner. Depending on the severity of the situation and state law a tenant can have the right to withhold payment or move out without notice if the landlord does not respond in a timely manner. The life of a landlord is definitely a job for problem solvers who enjoy being active and helpful.

Set Clear and Professional Rules

Often one of the biggest mistakes a landlord can make is becoming too friendly with the tenants by establishing a laid-back attitude. This generally can lead to late payments and awkward situations. Always respect your tenants’ privacy and never enter an apartment without giving proper notice. Obviously there is no need to be uptight and impersonal, however, clearly laying out the rules in the tenant application and establishing a professional relationship is key to becoming a successful property owner.

Insurance and More Insurance
Accidents happen more often than you think. A good insurance plan with thorough coverage is a must-have tool for any property owner. Never approach an insurance plan with a penny-pinching attitude as most likely you will have regret it down the road. As a general suggestion, look to require renters insurance of your tenants as it usually covers damage to their own belongings. Landlords are sued more than any other group of business owners in the country. A landlord’s insurance company generally pays on average $600,000 per settlement. Never think you are exempt from accidents and always properly research the insurance plan that fits your situation best.

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Property ownership has its advantages and disadvantages, but ultimately can be a great experience. Approaching the situation with an eager attitude and remembering these few tips can be a world of difference for your future investment.

 

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