Owner Controlled Insurance Programs – WRAP – OCIP
In the last few years insurance for new construction in Colorado and Denver has become more complicated and expensive for all parties involved. Orcutt Insurance Group can insure each company working on your construction project separately or provide a “wrap” policy that will cover all contractors involved in the project under one policy. Please contact us to discuss insurance for your Denver or Colorado construction project. We not only provide OCIP policies but any policy to meet the needs of construction related business in Colorado.
Below is an overview of the wrap policy. Let us know if you have questions, would like to discuss, or need a quote for your company or project.
A Controlled Insurance Program (CIP), also known as a “wrap”, “wrap-up” or Owner-Controlled Insurance Program (OCIP), enables a Colorado or Denver construction company owner or contractor to protect his or her business and various other contractors involved in a construction project under one policy. Typically, CIP policies cover Workers’ Compensation, Commercial General Liability, Excess Liability, Design Errors and Omissions and Builder’s Risk Insurance.
These programs are fairly straightforward; the owner (lead contractor) purchases insurance for all contractors and subcontractors involved in a construction project. Then, all participants will reduce their price by eliminating their insurance costs in exchange for the coverage provided by the owner. Through this process, the owner strives to save money by purchasing insurance for the entire project to avoid paying for contractor markups on insurance costs. Also, by having a single insurance carrier for the project, the risk of claims is less prominent and claim resolution tends to be less expensive.
CIP coverage is outlined in a document known as the “OCIP Manual,” which describes the bid-deduct process, claims management and safety requirements for the project. This document remains a large part of the bid solicitation process and eventually becomes part of the contract documents.
Who is Included in a CIP Policy?
- The sponsor of the policy (the general contractor).
- Contractors, subcontractors and others involved in the construction project. There may be limits on coverage for subcontractors with contract values over a certain amount.
- Architects and engineers are included as insureds but are not covered for professional liability.
Benefits and Uses of a CIP Policy
- Lowers insurance costs by lumping coverage into one policy.
- Eliminates contractor markup on insurance costs.
- Increases coverage limits ($5 million versus $1-2 million for primary coverage). Coverage may also be broader than that obtained by contractors and subcontractors.
- OCIP administrator takes full responsibility for handling claims and safety initiatives, which may increase loss control objectives of all parties involved.
- Enables for coordinated medical treatment for injuries.
- The insured controlling the project is in charge of all claim handling procedures, which may allow them to avoid public scrutiny and spotlight.
- With a CIP in place, it is not necessary to obtain Certificates of Insurance from contractors involved in a specific project.
- CIP provides investigation for work-related accidents and injuries, and defenses against claims. This decreases the investigation’s legal costs.
- Coverage brings all participants together as co-defendants in construction defect claims.
- Coverage does not negate from the participants’ other coverage for non-CIP projects.
Disadvantages of a CIP Policy
- Coverage offered by a CIP policy may not be sufficient to replace an existing insurance policy for contractors and subcontractors.
- Owners become responsible for the bid-deduct process, which will require more time and resources.
- Owners may be exposed to a premium increase if labor costs and loss experiences exceed their estimates. However, owners can benefit if claims are less than anticipated through premium rebates.
- May be more difficult to manage contractor and subcontractor performances concerning insurance-related claims.
- May be more difficult for owners to enforce obligations to repair work before disputes are resolved (if the OCIP administrator is delaying adjustment of the claim).
- Obtaining an OCIP policy may discourage bidders because they are unfamiliar with the coverage, are worried about unfair credit calculations for insurance costs, are nervous about uncompensated overhead and are concerned with a loss of mark-up costs.
- OCIP deductions may exceed actual insurance costs for contractors and subcontractors.
- Contractors and subcontractors must have their broker or attorney review the CIP policy thoroughly to avoid gaps in coverage.
- OCIP deduct process may be applied to a single progress payment, which can reduce cash flow. This also affects change orders, as the owner generally requests that the contractor provides additive change orders with insurance costs included. If additive changes are significant, the OCIP deduct process for change orders may drag on. Then, the owner may hold final payment until the OCIP administrator is able to calculate the total amount of the deduction for the change orders.
- Since an OCIP policy serves as total coverage, contractors and subcontractors cannot profit from insurance-related administrative cost markups.
Your construction projects are important, as are your business relationships. Let Orcutt Insurance Group help you obtain a wrap policy for all your project needs today.
Thank you for your consideration.
The Orcutt Group Team