COI requirements by trade / Water, fire, and mold restoration
Water, fire, and mold restoration COI requirements
Restoration contractors walk into buildings that are already damaged, often in a hurry. Mold, asbestos, and moisture problems they miss or spread can turn into bigger claims than the original loss.
What makes water, fire, and mold restoration risky
- Mold growth from incomplete drying or missed moisture.
- Disturbing asbestos or lead in older buildings during demolition and cleanup.
- Damage to tenant property and contents during packing, moving, and cleaning.
- Fumes and chemical exposure from cleaning and antimicrobial products.
Coverage to require on the certificate
| Coverage | What's common, and what to check |
|---|---|
| General liability | $1M per occurrence / $2M aggregate is a common floor. Look closely for mold, fungus, and pollution exclusions, which are common on GL policies. |
| Contractors pollution liability | Commonly required for mold remediation and work that disturbs hazardous materials. Ask your broker what fits. |
| Products-completed operations | Important, since mold and moisture problems tend to show up after the job is signed off. |
| Workers' compensation | Statutory, plus employers' liability. |
| Commercial auto | $1M combined single limit is common for vans, trucks, and equipment trailers. |
| Umbrella / excess | Often required on large commercial and multifamily losses. |
On top of the coverage itself, most contracts also require additional insured status for you (and the owner, where applicable), a waiver of subrogation, and primary and noncontributory wording. Those come from endorsements, so ask for copies.
Red flags on water, fire, and mold restoration certificates
- A total pollution or fungus exclusion with no separate pollution policy, on a contractor doing mold work.
- Emergency work started before a certificate was collected.
- A remediation contractor with no license or certification where your state requires one.
Tip
Collect certificates from your restoration vendors before the emergency, not during it. Keep approved vendors on file with current COIs so a burst pipe at 2 AM doesn't mean skipping the check.
Review checklist
- Insured name matches the company on your contract.
- Every coverage above that your contract requires is listed.
- Each limit meets your minimum.
- No policy expires before the job ends. Track each expiration date separately.
- ADDL INSD and SUBR WVD are marked, with endorsements on file.
- You've asked the agent about any water, fire, and mold restoration exclusions that matter.
New to reading certificates? Start with how to read an ACORD 25, grab the free COI checklist, or log dates in the free expiration tracker.
Common questions
What insurance should a water, fire, and mold restoration subcontractor carry?
Common requirements include general liability, contractors pollution liability, products-completed operations, workers' compensation, commercial auto, and umbrella / excess. Your contracts and broker set the actual minimums.
Are these limits required by law?
Generally no. Insurance requirements for subcontractors and vendors are set by your contracts, your own insurer, and any owner, lender, or public agency on the job. Workers' compensation requirements are set by state law. The figures here describe common practice only.
Does the ACORD 25 show exclusions?
Usually not. A certificate summarizes policy types, limits, and dates. Exclusions like height limits, residential work, or pollution are in the policy itself, so ask the agent directly when they matter for the trade.
Who should issue the certificate?
Ask the sub's insurance agent or broker to issue it, not the sub. Agents issue certificates daily and can send the endorsements at the same time.
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