Outstanding Service & Professional Advice for Commercial Property Owners.
Commercial Property Insurance plays a vital role in the risk management strategy of property owners. The right insurance policy can be the difference between rebuilding your property while maintaining loan repayments or having to cash settle and walking away with a significant loss.
Commercial Property insurance doesn’t have to be complicated! However, there are a number of clauses and exclusions within policy documents that you need to be aware of as they can greatly affect claim payments.
Below is a summary of some of the specific risks you can insure against and also a few tips to keep in mind when setting up your policy. Contact one of our professional insurance brokers today for more information.
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Property Damage
The cornerstone of your business insurance policy, this section covers your Contents, Equipment, Fit Out, Stock and the Building (if you own it) against defined perils.
These perils include:
Insurance Tip #1
Insure your building for full replacement value. If a fire burnt down your whole building, how much money would you need to rebuild in today’s market? Insurance companies can and will reduce claim payments if you under insure your property.
Insurance Tip #3
In the event of significant building damage, costs for Removal of Debris, Extra Costs of Re-Instatement and Professional Fees can be very expensive. It’s important to understand how your policy responds to these additional costs. Does it eat into your building sum insured or is there an allowance to pay these costs in addition?
Insurance Tip #4
Tenant occupation is one of the main risk factors insurance companies use to determine premium. The higher the fire hazard of your tenant, the higher your premium, or it may even mean certain insures can’t offer cover at all. Make sure your tenants are noted accurately and update your insurance broker if they change during the year.
Insurance Tip #5
The construction and age of your building is another factor insurers consider in determining premium and in some cases, if they can offer cover at all. Be mindful of any internal cool rooms, EPS cladding or asbestos materials in the building.
Insurance Tip #6
If your property becomes vacant during the year, you must notify your insurance company. Generally, insurers provide a grace period of between 60 – 90 days before you must notify them. At this stage your insurer may load your premium, add a higher excess or decline to offer cover at all. If you do not notify your insurer that the property is vacant, they can deny a claim.
Insurance Tip #2
Not too sure what the replacement value of your property is? We recommend obtaining an insurance valuation. Depending on the size of your property, this cost may range from $600 - $1,500.
Insurance Tip #3
In the event of significant building damage, costs for Removal of Debris, Extra Costs of Re-Instatement and Professional Fees can be very expensive. It’s important to understand how your policy responds to these additional costs. Does it eat into your building sum insured or is there an allowance to pay these costs in addition?
Insurance Tip #4
Tenant occupation is one of the main risk factors insurance companies use to determine premium. The higher the fire hazard of your tenant, the higher your premium, or it may even mean certain insures can’t offer cover at all. Make sure your tenants are noted accurately and update your insurance broker if they change during the year.
Insurance Tip #5
The construction and age of your building is another factor insurers consider in determining premium and in some cases, if they can offer cover at all. Be mindful of any internal cool rooms, EPS cladding or asbestos materials in the building.
Insurance Tip #6
If your property becomes vacant during the year, you must notify your insurance company. Generally, insurers provide a grace period of between 60 – 90 days before you must notify them. At this stage your insurer may load your premium, add a higher excess or decline to offer cover at all. If you do not notify your insurer that the property is vacant, they can deny a claim.
frequently asked questions
Why do the tenants impact the insurance premium for the building?
- Fire causes significant damage and leads to potentially very large claims. If your tenant’s business catches on fire, well, your building is most likely also going to experience fire damage. The attached graph shows major fire claims (over $50k damage) by industry.
Why do insurers want to know about the size of cool rooms or any Expanded Polystyrene (EPS / Foam Insulation) material?
What are common causes of fires?
What is removal of debris?
What is Extra Cost of Re-Instatement?
What professional services are involved in a total loss claim?
Business Interruption
For commercial property owners, this section of the policy protects your rental income. If your building is damaged, due to an insurable event, and as a result your tenant is unable to trade and therefore pay rent, business interruption insurance covers your lost rent.
Insurable events can include:
While you’re building is being re-built, if you have a mortgage, the bank will still probably want their monthly loan repayment. Can you afford to cash flow these re-payments if you’re not receiving rent?
Insurance Tip #1
Make sure you include a sum insured for claim preparation fees. You may require a solicitor to review lease agreements and work with tenants when you’re planning the rebuild.
Insurance Tip #3
In the event of a significant claim, a 12-month Indemnity period (how long loss of rent payments last for) may not be long enough. Say there is significant fire damage to your building, it going to take about 3 months for an insurer to assess and approve the claim. Then you need to account for design, planning, council, the tender process, and removal of debris. In reality, it will likely be 6 months plus before any actual construction starts. It’s often not that more expensive to get a 24-month limit of indemnity.
Insurance Tip #4
Unless you have elected to include Flood cover under your Property Damage section, your business interruption section will not respond to loss of rent as a result of flood damage to the building or denial of access due to flood water.
Insurance Tip #2
If your tenant pays outgoings, you can include this in your loss of rent sum insured.
Insurance Tip #3
In the event of a significant claim, a 12-month Indemnity period (how long loss of rent payments last for) may not be long enough. Say there is significant fire damage to your building, it going to take about 3 months for an insurer to assess and approve the claim. Then you need to account for design, planning, council, the tender process, and removal of debris. In reality, it will likely be 6 months plus before any actual construction starts. It’s often not that more expensive to get a 24-month limit of indemnity.
Insurance Tip #4
Unless you have elected to include Flood cover under your Property Damage section, your business interruption section will not respond to loss of rent as a result of flood damage to the building or denial of access due to flood water.
frequently asked questions
How much do I need to insure for?
- Calculating the correct sum insured is very important because this section contains an under-insurance clause. This clause allows insurance companies to reduce claim payments if your business is under-insured. In addition to annual rent, if your lease agreement requires the tenant to pay outgoings, you can also include outgoings in the annual rent sum insured.
How long will business interruption payments last?
-The length of time payments will last is referred to as the Indemnity Period. As the commercial property owner, this decision is in your hands. When considering an appropriate indemnity period, we recommend factoring in:
Public Liability Insurance
As a commercial property owner, you can be held liability for personal injury to tenants, their customers and visitors whilst they are on your property.
Claims can result from:
Insurance Tip #1
You can manage your liability exposure by outsourcing the management of your property to a licensed property manager or real estate agent.
Insurance Tip #3
Ensure fire safety equipment is serviced / inspected in accordance with manufacture specifications.
Insurance Tip #4
Maintain an incident register to ensure all information is collected following an incident and generate a response plan to ensure this incident doesn’t occur again.
Insurance Tip #2
Conduct periodic inspections and respond to any maintenance issues or complaints immediately.
Insurance Tip #3
Ensure fire safety equipment is serviced / inspected in accordance with manufacture specifications.
Insurance Tip #4
Maintain an incident register to ensure all information is collected following an incident and generate a response plan to ensure this incident doesn’t occur again.
Machinery Breakdown
A breakdown of an AC unit can lead to a pretty large, unexpected bill! This section of your insurance policy pays for repair or replacement of machinery that has broken down.
For commercial property owners, the most common breakdown claims we see are for air conditioners. While your lease agreement may specify that your tenant is responsible for ongoing maintenance, it’s likely that you as the property owner will be responsible for payment if the unit breaks down.
Insurance Tip #1
Other machinery may include, elevators, overhead cranes, back-up generators, electrical switch boards or any other machinery you have agreed to provide as part of the lease agreement
Insurance Tip #3
General wear and tear is not classified as break down.
Insurance Tip #2
You must ensure that all maintenance / servicing agreements are upheld or insurers may decline your claim.
Insurance Tip #3
General wear and tear is not classified as break down.
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No matter what stage you’re at, If you need to discuss your insurance with a professional broker nearby, give us a call today and we’ll be happy to answer any questions.
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This advice has been prepared without taking into account your personal objectives, financial situation or needs. You should, therefore, consider the appropriateness of the advice, in light of your objectives, financial situation or needs before following the advice. Please obtain a copy of and consider the Product Disclosure Statement (PDS) applicable to the general insurance product before making any decision.