Question 1

How fast can I get a quote?

Accepted Answer

Most quotes are returned within 24–48 hours. We review your contracts and requirements before quoting to ensure compliance on the first try.

Question 2

How do you ensure my coverage matches my contract requirements?

Accepted Answer

Before we quote anything, we review your contracts, GC requirements, leases, and governing documents. This means your policy is built to pass compliance the first time — no back-and-forth, no rejected COIs. See our step-by-step process for details.

Question 3

Do you compare multiple carriers?

Accepted Answer

Yes. We work with 30+ A-rated carriers including Progressive, CNA, Chubb, Travelers, Nationwide, and others to find the best coverage and pricing for your business.

Question 4

What is a video quote review?

Accepted Answer

After we prepare your quote options, we walk you through them on a short video call. We screen-share your actual policy documents and explain the limits, exclusions, deductibles, and endorsements in plain English. This way you know exactly what you are buying, what is not covered, and why we recommend specific options before you commit. The call typically lasts 15-30 minutes and is included at no extra charge.

Question 5

Can you help with COI and endorsement requirements?

Accepted Answer

Absolutely. We review your contracts, leases, and lender requirements before quoting so your policy is built to meet them. Certificates of insurance (COIs) are issued immediately upon binding, and we confirm endorsement language matches your contract requirements before you sign. This is critical for building owners whose leases and loan documents spell out exact insurance requirements.

Question 6

Do I have to do everything online?

Accepted Answer

No. You can start with our online quote form. Either way, you will work with a real person who specializes in your industry.

Question 7

What industries do you specialize in?

Accepted Answer

We specialize in two areas: master policies for HOAs and condo associations, and coverage for commercial building owners. We also place general liability, property, workers' comp, cyber and other commercial lines for most businesses.

Question 8

Can you insure high-risk businesses?

Accepted Answer

Yes. We work with specialty carriers that handle higher-risk classes like coastal condominiums, older high-rise buildings, and mixed-use commercial properties. Having prior claims or a lapse in coverage does not mean you are uninsurable.

Question 9

How does the quoting process work step by step?

Accepted Answer

Step 1: Start your quote online. Step 2: We review your contracts, leases, and COI requirements so we understand what your policy needs to include. Step 3: We shop your risk across 30+ A-rated carriers. Step 4: We walk you through your options on a video call, explaining limits, exclusions, and pricing. Step 5: Once you choose, we bind coverage and issue your certificate of insurance immediately. Step 6: We provide ongoing support for COIs, endorsements, policy changes, and renewals. See our How It Works page for more detail on each step.

Question 10

How does COI confirmation work?

Accepted Answer

Before we bind your policy, we cross-reference every certificate of insurance requirement in your contracts, leases, and lender agreements against the proposed policy terms. We verify that limits, additional insured endorsements, waiver of subrogation language, and any special requirements are met. Once bound, your COI is issued immediately and sent directly to the parties that need it. Most COI requests after binding are turned around within a few hours.

Question 11

What states are you licensed in?

Accepted Answer

We are licensed and actively writing policies in 29 states: Arizona, California, Colorado, Delaware, Georgia, Idaho, Illinois, Iowa, Maryland, Michigan, Minnesota, Missouri, Montana, Nevada, New Jersey, North Carolina, Ohio, Oklahoma, Oregon, Pennsylvania, South Carolina, South Dakota, Tennessee, Texas, Utah, Virginia, Washington, Wisconsin, and Wyoming.

Question 12

How do I switch insurance agents to Direct Insurance Services?

Accepted Answer

Switching is straightforward and does not require cancelling your current policy mid-term. You can appoint us as your agent of record at any time, or we can start working on your account before your renewal date. We review your current policies, identify coverage gaps, and shop your risk across our carrier network. If we find better coverage or pricing, we place the new policy at your renewal. There is no cost or obligation to get a comparison quote.

Question 13

What happens at policy renewal?

Accepted Answer

We begin the renewal process 60-90 days before your policy expires. We review any changes to your business (new vehicles, employees, revenue, locations), re-shop your risk across carriers if pricing has increased, and present renewal options on a video call. If your carrier is still the best fit, we renew in place. If not, we move you to a better option with no lapse in coverage.

Question 14

How fast can I get a certificate of insurance?

Accepted Answer

Certificates of insurance are issued immediately upon binding. After that, additional COI requests are typically completed within a few hours. If you need a rush COI for a job that starts tomorrow or a closing that is this week, let us know and we will prioritize it.

Question 15

How do I file a claim?

Accepted Answer

Contact us and we will guide you through the process with your carrier. Each insurance company has its own claims department, but we act as your advocate throughout. We help you report the claim, provide the carrier with the necessary documentation, and follow up to make sure it is handled promptly. For emergencies, most carriers also have 24/7 claims hotlines that we will provide to you at binding.

Question 16

What payment plan options are available?

Accepted Answer

Most carriers offer flexible payment options including pay-in-full (which often includes a discount), monthly installments, quarterly payments, and premium financing for larger accounts. The specific options depend on the carrier and policy type. We present all available payment plans during your video quote review so you can choose what works best for your cash flow.

Question 17

Do you charge fees for your services?

Accepted Answer

We are compensated by the insurance carriers through standard commissions built into the premium. There are no additional broker fees or consulting charges for our quoting, video review, COI management, or ongoing support services.

Question 18

Does every HOA need insurance?

Accepted Answer

Yes. Most state statutes and virtually all CC&Rs require homeowners associations to carry a master insurance policy. Even if not legally required, operating without coverage exposes board members to personal liability and leaves the association vulnerable to catastrophic losses from property damage, lawsuits, or employee dishonesty.

Question 19

What does D&O insurance cover for HOA board members?

Accepted Answer

Directors & Officers (D&O) insurance protects HOA board members from personal financial liability when they are sued for decisions made in their role. This includes allegations of mismanagement, failure to enforce CC&Rs, discrimination claims, breach of fiduciary duty, and wrongful termination of vendors or employees. Without D&O coverage, board members could be held personally responsible for legal defense costs and settlements.

Question 20

What is the difference between an HOA master policy and a unit owner policy?

Accepted Answer

The HOA master policy covers shared structures, common areas, and association-level liabilities. A unit owner (HO-6) policy covers the interior of an individual unit, personal belongings, and personal liability. The master policy typically insures from the studs out, while the unit owner policy covers from the studs in. Unit owners should review the master policy to understand exactly where association coverage ends and personal coverage needs to begin.

Question 21

Can HOA board members be personally sued?

Accepted Answer

Yes. Board members can be personally named in lawsuits related to their governance decisions. Common claims include breach of fiduciary duty, failure to maintain common areas, discrimination, and misuse of association funds. D&O insurance is specifically designed to protect board members from these claims by covering legal defense costs and any resulting settlements or judgments.

Question 22

What is a fidelity bond and why does our HOA need one?

Accepted Answer

A fidelity bond (also called crime coverage) protects the association against theft or dishonest acts by board members, employees, property managers, or volunteers who handle HOA funds. Many state statutes and governing documents require fidelity bond coverage equal to at least the association's total annual assessments plus reserves. Given that HOAs routinely handle significant reserve funds, this coverage is essential.

Question 23

How often should an HOA review its insurance coverage?

Accepted Answer

Associations should review their master policy annually, ideally 90 to 120 days before renewal. Key triggers for a mid-term review include major capital improvements, changes in replacement cost values, new state legislation, large claims, or changes in the number of units. An outdated appraisal is one of the most common reasons HOAs are underinsured at the time of a loss.

Question 24

What factors affect HOA insurance premiums?

Accepted Answer

Major factors include the number of units, total insured replacement cost, building construction type (frame vs. masonry), location and catastrophe exposure (wind, hail, earthquake), claims history, age of the buildings, presence of amenities like pools or gyms, and the deductible structure. Associations with recent large claims or older roofs will typically see higher premiums.

Question 25

Does an HOA need umbrella liability insurance?

Accepted Answer

In most cases, yes. An umbrella policy provides additional liability coverage above the limits of the general liability and D&O policies. For associations with pools, playgrounds, fitness centers, or high foot traffic in common areas, the risk of a large liability claim can easily exceed the underlying policy limits. Umbrella coverage is relatively affordable compared to the protection it provides.

Question 26

What is the difference between a landlord's building owner policy and a tenant's commercial policy?

Accepted Answer

A lessors risk only (LRO) policy covers the building owner for liability and property damage related to the structure, common areas, and landlord operations. The tenant's commercial policy covers the tenant's business operations, inventory, equipment, and liability arising from their specific trade. Both policies are necessary because neither one replaces the other. If a customer slips in a shared hallway, the landlord's building owner policy responds. If the same customer slips inside the tenant's store due to a spill, the tenant's policy responds.

Question 27

What does "additional insured" mean on a tenant's policy, and why does it matter?

Accepted Answer

When you are listed as an additional insured on a tenant's commercial general liability policy, you gain direct rights under that policy if a claim arises from the tenant's operations. This means the tenant's insurance company must defend and indemnify you alongside the tenant. Without this endorsement, you would need to file a separate claim or lawsuit against the tenant to recover costs. Every commercial lease should require tenants to name the landlord as additional insured and provide a certificate of insurance (COI) as proof.

Question 28

How does loss of rents coverage work under a building owner policy?

Accepted Answer

Loss of rents coverage (also called business income or rental value coverage) reimburses you for rental income you lose when a covered peril, such as a fire or storm, makes your property uninhabitable or unusable. The coverage typically pays the rent you would have collected during the repair period, up to 12 months. Some policies also cover expenses you incur to expedite repairs. The limit should match at least 12 months of gross rental income across all occupied units.

Question 29

Do I need commercial landlord insurance if my tenants have NNN (triple net) leases?

Accepted Answer

Yes. A triple net lease shifts operating costs like property taxes, insurance premiums, and maintenance to the tenant, but it does not transfer the legal liability of building ownership. If someone is injured in a common area, or if the building suffers structural damage, the landlord is still the responsible party. A building owner policy protects the building owner's interest regardless of the lease structure. In fact, NNN leases often include language requiring the landlord to maintain property and liability coverage.

Question 30

How much liability coverage should a commercial landlord carry?

Accepted Answer

Most commercial landlords should carry a minimum of $1 million per occurrence and $2 million aggregate in general liability. However, many lenders, lease agreements, and property management contracts require higher limits. An umbrella or excess liability policy can extend your base limits to $2 million, $5 million, or $10 million at a relatively low incremental cost. We recommend reviewing your lease requirements, lender covenants, and the tenant mix to determine the right limit for your portfolio.

Question 31

Can I insure multiple commercial properties under one building owner policy?

Accepted Answer

Yes. Many carriers offer portfolio or blanket building owner programs that cover multiple locations under a single policy. This approach often provides lower per-property costs, simplified administration, one renewal date, and blanket coverage limits that can shift between properties. Portfolio programs are especially common for landlords with five or more locations and work well for retail strip centers, office parks, and industrial portfolios.

Question 32

What happens if a tenant does not carry insurance or lets their policy lapse?

Accepted Answer

If a tenant operates without insurance, the landlord faces significantly increased exposure. Any claim arising from the tenant's operations could flow up to the landlord through a lawsuit. Your building owner policy will still protect you for covered claims, but you may face higher deductibles, policy exclusions, or subrogation issues. Best practice is to require certificates of insurance at lease signing, set up automatic renewal tracking, and include lease language that allows you to purchase coverage on the tenant's behalf and charge it back if they lapse.

Question 33

Does commercial landlord insurance cover tenant improvements or build-outs?

Accepted Answer

Standard building owner policies cover the building structure and landlord-owned improvements. Tenant improvements and betterments, meaning upgrades the tenant installs at their own expense, are typically covered under the tenant's commercial property policy. However, if the landlord funded the build-out or if the lease specifies that improvements revert to the landlord, those improvements should be scheduled on the building owner policy. We review each lease to make sure the correct party is insuring every component of the property.

Answers to the Questions Operators Actually Ask

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