Certificate of insurance (COI)
A certificate of insurance is a one-page summary document — typically issued on an ACORD form — that evidences the existence and limits of a policy. It is not the policy itself, and it does not create coverage. The actual additional-insured rights a building needs come from the policy endorsements that should accompany every COI.
Frequently asked questions
What should a COI for an alteration project show?
Commercial General Liability and Excess/Umbrella at the building's required limits, the building corporation, board, and managing agent named as additional insureds on a primary and non-contributory basis, a waiver of subrogation in favor of those parties, workers comp and employers liability at statutory NYS limits, and a 30-day notice of cancellation endorsement. The Description of Operations box should reference the specific project address and unit.
Why does the COI alone not create coverage?
ACORD has been clear for decades, and courts have consistently held, that the certificate is informational only. The policy and its endorsements control. If the named additional insureds are not actually endorsed onto the policy, the building has no rights at claim time regardless of what the COI shows. This is well-litigated and well-settled — the certificate is not the contract.
How long should we hold a COI?
For alteration projects, at least the duration of the work plus the applicable statute of limitations on construction-related claims (typically 3–10 years in NYS depending on claim type). Most buildings retain alteration COIs and endorsements for 10 years from completion. For ongoing vendors (cleaning, elevator, HVAC), maintain the current COI plus the immediately prior renewal.
What's the difference between primary and non-contributory?
Without the 'primary and non-contributory' language, the contractor's insurer and the building's insurer might both contribute pro rata to a claim. With it, the contractor's insurer pays first and in full up to its limits, and the building's policy is preserved. This matters because every claim hit against the building's master policy raises future renewals — the whole point of the additional insured arrangement is to keep claims on the contractor's policy.