Commercial property insurance that rebuilds the whole business
A fire, flood or break-in can take the building, the equipment, the inventory and the income in one event. We insure property at true replacement cost and protect the income that keeps you open while you rebuild.
Same-day certificates for leases, loans and permits · Complimentary property review
See the property program your business needs
Tell us about your space and what's inside it, and we'll show the coverages to prioritize. A broker confirms the specifics; nothing is stored.
Your operation
Select everything that applies.
Coverage that typically applies
5 coverages — a starting point for a conversation, not a quote.
- Building — Replacement CostRebuild at today's construction costs, not depreciated actual cash value.
- Business Personal PropertyFurniture, equipment, inventory and supplies you own.
- Business Income + Extra ExpenseReplaces lost income and pays continuing costs while you recover.
- Earthquake EndorsementExcluded by default; important in the Pacific Northwest seismic zone.
- Extended Business IncomeKeeps paying after you reopen, until income returns to normal.
Where property programs usually fall short
The recommended starting point is a Special Form (all-risk) policy, insured to value. These are the gaps we check on every review.
Coinsurance penalty
Insure to at least the required percentage of value (usually 80%), or claims are reduced proportionally.
Actual cash value vs. replacement cost
ACV pays depreciated value. Replacement cost, or Agreed Value to remove coinsurance entirely, is the better basis.
Earthquake and flood are excluded
Earthquake needs an endorsement; flood needs a separate policy with a 30-day waiting period.
Old buildings, new codes
Without Ordinance or Law, code-upgrade costs during a rebuild fall to you.
Who insures the improvements?
Tenants should confirm whether they or the landlord cover tenant improvements, so neither side misses them.
Business income sized too small
Many disaster closures become permanent for lack of income coverage. Size the limit and the period of restoration carefully.
How the coinsurance clause reduces a claim
Most commercial property policies carry an 80% coinsurance clause. If the limit you carry is less than 80% of the building's value, even a partial-loss claim is reduced in proportion to the shortfall.
For example, a building worth $2,000,000 needs at least $1,600,000 of coverage to meet an 80% requirement. Insured to only 70% ($1,400,000), the owner carries seven-eighths of what's required, so a $250,000 partial loss pays about $218,750 and the remaining $31,250 is the owner's to absorb.
The fix is straightforward: insure to at least the required percentage using current construction-cost data, or add an Agreed Value endorsement, which removes the coinsurance penalty.
One event, the building and the business
Three illustrative losses commercial property insurance is built for, and how the coverage responds.
An overnight electrical fire guts the building
An electrical fire guts a 15,000 sq ft facility: structural damage, destroyed inventory, ruined equipment, and tenant spaces uninhabitable for 18 months.
- Building reconstruction$1,800,000
- Equipment and inventory$650,000
- Lost rental income$400,000
Illustrative example. Real outcomes depend on the facts and your policy terms.
The building blocks of a property program
Commercial property is several protections in one. Each entry notes the gap owners most often miss.
Building
Walls, roof, foundation and permanently installed HVAC, plumbing and electrical, ideally at full replacement cost. Gap: rebuilding costs climb every year, and a limit below the coinsurance requirement reduces even partial-loss claims.
Business Personal Property
Furniture, equipment, inventory, supplies and improvements to leased space, whether damaged, destroyed or stolen. Gap: inventory swings with the season; peak-season and blanket limits keep you from being underinsured when a loss is largest.
Business Income & Extra Expense
Replaces income lost during repairs and pays extra costs to keep operating — a temporary location, expedited shipping, overtime. Gap: owners under-buy the limit or the time period, and rebuilds routinely take longer than expected.
Equipment Breakdown
Sudden mechanical or electrical breakdown of HVAC, refrigeration, computers and production machinery. Gap: property pays for a fire that damages a chiller, not a chiller that simply fails — a frequent loss for restaurants, grocers and manufacturers.
Flood & Earthquake
Both are excluded from standard commercial property: flood is added through a separate NFIP or private policy, earthquake by endorsement or standalone policy. Gap: flood has a 30-day waiting period, so it can't be bought as a storm approaches.
Ordinance or Law
Pays the added cost when current codes require upgrades during a rebuild, including demolition of undamaged portions. Gap: without it, the code-upgrade premium comes out of pocket, even with replacement-cost building coverage.
What we bring to a property program
Property experience
Since 1992 we've insured everything from small retail spaces to industrial complexes, with a focus on valuation, coverage gaps and risk mitigation.
Accurate valuations
Current construction-cost data and valuation tools keep you insured to real replacement cost, not a number that triggers coinsurance.
Business-continuity focus
We size business income and extra expense so cash flow holds up through a realistic recovery period.
Local risk knowledge
Earthquake, flood, windstorm and wildfire: we build in the Pacific Northwest coverages standard policies leave out.
Same-day certificates
Proof of insurance for a lease, loan or permit, issued the same day.
Claims advocacy
When a loss happens, we work with the adjuster from first notice through settlement.
Request a commercial property review
We'll check valuation, coinsurance, income limits and the flood, earthquake and code gaps, then compare options across the market.
Coverage descriptions are general summaries for education. They are not legal, tax or coverage advice, a statement of coverage, an offer or a binder. The property profiler is a starting point for discussion, and the coinsurance example is a simplified illustration, not a claim estimate. Scenarios and dollar figures are illustrative examples, not representations about any business. Coinsurance mechanics, valuation, coverage, limits and eligibility vary by carrier, policy and state, are governed by the terms, conditions and exclusions of the policies issued, and are subject to underwriting.