Construction
Insurances Explained
–
Contractors’ All Risks Insurance
Contractors’ All Risks Insurance
There are
several terms used in the insurance world that mean different things to
different people and one of these is Contractors’ all risks (CAR) insurance.
The term is sometimes used to refer to both the material damage and liability
covers required by a Contractor. Most insurance practitioners would regard CAR
as referring only to the material damage cover on the contract works unless the
real intention was obvious from the rest of the text. Anyone using the term,
whether verbally or in writing, should make their intention clear, so as to
avoid any ambiguity in interpretation.
CAR covers
what is stated within the actual insurance policy for which the premium is
paid. The Employer has the opportunity to specify his requirements as to what
is to be included within the CAR within the contract if the Contractor is
responsible for the provision of such insurance alternatively the Employer
specifies the cover within the policy he takes out where the Contractor is not
obligated to provide insurance under the Contract.
A CAR policy
provides insurance coverage when the Works being constructed, as defined in the
Contract, are damaged by an insured peril and require replacing and/or
repairing. It is normal for the Contract to stipulate who will provide this
cover. If it were the Contractor then it would be normal for them to take out a
specific policy to cover the project or alternatively if available to them add
it to a policy covering all their contracts up to a specific limit. In the
event the responsibility should fall upon the Employer then cover would
normally be under a policy arranged specifically for that project.
When
arranging the CAR coverage for a project it is essential that care be taken in
identifying the correct Contract Value, Construction Period, Defects Liability
Period and Description of the Works. The policy will normally cover any
physical loss or damage unless the cause is specifically excluded, thus the
term ‘All-Risks’ whilst commonly used, is to some extent, misleading.
Nevertheless the cover is very wide and embraces protection against fire,
aircraft, explosion, earthquake, riot, malicious damage, storm, flood, burst
pipes, impact and other accidental damage. However, CAR policies can be issued
covering loss or damage by particular and specified perils, e.g. fire, flood,
storm. In both cases the policy should generally be extended to provide protection
in respect of damage by terrorists where such is commercially available.
In addition
material damage to the Works or the machinery being erected CAR generally
includes coverage for third-party liability for bodily injury and property
damage to the surrounding properties. The policy can in some circumstances be
extended to include consequential losses or losses due to delay in start-up
following loss or damage under material damage section. This cover is also
called advanced loss of profit.
Either way it
is imperative that the parties fully understand what exclusions apply or which
perils are listed to ensure that the cover gives sufficient protection to the
Employer and the Contractor. The Sum to be insured under CAR should be
adequately calculated and must include at least the Contract Value, value of
Contractors’ plant and machinery, value of Employers existing property,
estimated cost of debris removal, value of all temporary facilities, tax and an
allowance for inflation. In addition it is wise to make sure that on site as
well as offsite storage facilities are included under the policy together with
the value of any free issue materials where the Employer transfers the risk to
the Contractor under the Contract.
The policy
should always be in the joint names of the Employer and Contractor although the
Contract may stipulate that the Bank or Financing institutions are also named
in the policy, depending upon their specific requirements for providing project
financing.
Joint names
insurance is where two or more parties (for example the Employer and the
Contractor) are jointly insured under a single policy. Each party has legal
rights under the policy and can claim against the insurer, but the insurer has
no right of subrogation against the other insured party.
It is
important to remember that each party is bound by the normal rules, and to
avoid any difficulties each should individually comply with the duties of
disclosure and notification.
Having an
interest noted on a policy is very different and is rarely an acceptable
substitute for a joint names policy.
A third-party
is not a party to the contract of insurance, and thus cannot claim against the
insurer. Similarly, it does not prevent the insurer from exercising rights of
subrogation against the third-party.
PAM, IEM,
FIDIC and generally most standard forms of contract contain fairly detailed
provisions for property and liability insurance. Generic amendments to these
insurance provisions are not normally essential, however, discreet changes may
be required depending on the nature of a specific project (for example,
amending the definition of joint names insurance policy to include the project
funders, or to reconcile the standard provisions with a project insurance
policy taken out by the Employer).
All CAR
policies will have an excess that will be deducted from any claim settlement.
On occasions insurers will apply more than one excess under a policy for
specific losses where a certain risk warrants such and additional excess being
imposed.
In addition
generally most policies include exclusions for which extensions of CAR coverage
maybe granted or included within the CAR coverage of the CAR policy may be
extended to cover such as:
(A)
professional fees;
(B)
automatic reinstatement of the policy limit following a loss;
(C)
debris removal;
(D)
free issue materials;
(E)
discovery of munitions of war;
(F)
inflation clause;
(G)
plans and documents;
(H)
others.
Individual
insurance providers specialising in this class of insurance will also have
their own list of extensions that they will negotiate with insurers. As an
example you may refer to the example provided which is so provided as an
example and these will vary depending upon the general insurance market at the
time the CAR insurance is taken out by the insuring party.
In addition
the parties need to consider if the CAR policy is to cover the respective
party’s to the Contract for:
Additional
cost of construction of un-built works in the event of
(A)
Inflationary Costs
(B) Out of
sequence working
(C) Defective
design, materials and workmanship
(D) Extended
defective condition exclusion
(E) Limited
defective condition exclusion
(F) Design
improvement exclusion
It is
understood that various legal challenges are currently on-going as to the
validity of these clauses and therefore whilst the description of coverage
above may not reflect the current or future legal interpretation. As with all
contractual documentation it is recommended that all parties seek professional
advice in respect of these risks.
It should be
noted here that if the Contractor arranges CAR cover it may restrict or even
remove the ability of the Employer to purchase any consequential loss coverage.
Construction
Insurances Explained
– Public
Liability Insurance
Public Liability Insurance
Typical
public liability insurance will provide indemnity in respect of liability at
law for damages arising from accidental injury to third parties (not employees)
or accidental damage to third-party property arising in connection with the
project. It may also cover liability for damages arising out of any nuisance or
trespass committed by the insured and any rights (such as a right of way) with
which the insured may accidentally interfere in the course of the development.
Other elements of cover normally provided include defence of claims costs, the
use of plant on the site and legal defence costs in respect of prosecutions
brought under the Health and Safety legislation.
Many
insurance providers now exclude claims arising from sources they regard as
particularly hazardous, such as terrorism, asbestos, gradual pollution, mould,
e-commerce transactions and, potentially, financial loss where there has been
no ‘injury or damage’ as defined in the policy. Insurers may restrict their
liability for particular risks by imposing inner limits much smaller than the
overall policy limit.
Public
liability insurance coverage may be arranged on an annual basis with a specific
limit being the maximum amount payable in the event of any one claim or series
of claims arising from one occurrence. It is normal for this limit to apply in
respect of any one claim but some limits do apply to all claims in the period
of insurance. There may be a limit on any one claim and then a separate
aggregate limit. Sometimes there are elements of cover that insurers may be
particularly concerned about, e.g. sudden and accidental pollution may be
subject to lower limits of liability and/or separate aggregates.
Whatever type
is issued, it is the insured party or parties that decide on the level of cover
to be purchased dependent upon the risk exposure arising from the work being
undertaken. When deciding upon the limits to be purchased it is best not to
rely on any figure requested within a contract document, as this is normally
the minimum amount required. The policy will normally be subject to an excess
that will be deducted from the total amount claimed and may apply only in
respect of claims for property damage or in respect of all claims.
Every party
on site with a potential liability to the public will require an insurance
policy. Additional responsibilities for each party will also be set out in the
contract. It is traditional and still common for the Contractor to arrange a
cover on behalf of the Employer. However, it has to be asked if this is in the
best interests of everyone, whether the Employer who may find he has only
nominal cover or a claimant who may find they are passed from one insurer to
another if there are different policies in different names. One option is to
effect a project policy arranged by the Employer.
The parties
protected by the policy will vary according to the Employer’s requirements and
the nature of the contract forms being adopted. The indemnity can apply to the
Employer only or together with the Contractor, his subcontractors and
tradesmen. In addition there may be freeholders, superior landlords, financiers
plus professional consultants and suppliers (on site exposures only) to be
added to the list of insured. The policy should set out the names of all
insured and specify in which policy covers they have an insurable interest.
Public
liability insurance is not a cheap insurance and if one party does arrange
cover in two or more names the cost of this and the potential savings to the
other names should to be reflected in tender prices.
It is
important for the Employer to decide responsibilities for placing public
liability insurance before contracts are signed, rather than just follow the
provisions of the basic contract conditions. Whoever is making the decision as
to who must arrange the cover must consider all those who may need to be
protected.
Construction
Insurances Explained
– Existing
Building Insurance
Existing Building Insurance
Where an
existing building is to be the subject of Contract Works care is needed by
those responsible for drawing up the contract conditions and those responsible
for insuring the building. The insurance of new build contract is relatively
straightforward compared to the difficulties that can arise when an existing
building is being worked upon. Such a building will in most circumstances be
insured under a commercial all risks property owners’ policy whilst occupied or
temporarily unoccupied pending the works. There will be a number of conditions
in that policy that will apply when works are being carried out and these
should be examined. If the contract does not involve much of an increase in
risk the current insurers may be happy to continue the cover without additional
charge but it will require reasonable precautions to be taken. On the other
hand if there is hot work involving welding equipment or blowtorches, they may
require an additional premium and/or risk improvements. If there are to be structural
alterations, particularly if they involve foundations, insurers may wish to
reconsider the cover and, say, exclude subsidence occurring as a result of the
works. The remaining subsidence risk may then be insured under a non-negligence
policy at terms reflecting the insurance providers’ assessment of the revised
risk. The specific action will depend on the particular circumstances and the
attitude of the insurance provider. However, it is also possible that the
current insurer will wish to exclude the cover altogether on the grounds that
the building is now a construction risk and best insured under a construction
policy. The problem with this is that the construction insurance market does
not always have the capacity to insure a substantial building.
Contractors
often seek to take out joint names insurance with the Employer in respect of
the existing building as they wish to avoid taking out public liability
insurance due to the high premiums for a large building. This is all very well
if the Employer is also the insured under the policy and is prepared to pay any
additional premium and/or to accept restrictions in cover and/or to pay for
additional risk precautions during the contract period. Either way it should be
made clear that this is at the Employer’s risk.
Problems
start if the insurers of the building do not want to carry the additional risk.
Alternatively the Employer may not control the buildings insurance and the
landlord or freeholder that does may refuse to agree to joint names status for
the Contractor. If either of these eventualities arises, a solution has to be
found. There are solutions or partial solutions but they may be very expensive
and still leave the Employer carrying some risk.
Where the
Contract Works will include very little of the original building, perhaps just
the exterior walls or the facade, it may be better to cover both the existing
building and the contract works under the CAR policy with one sum insured. It
should be cheaper and make settlement of any claims easier. A CAR policy is
designed for construction works and the cover is drawn up to reflect the risks
inherent in construction. There are elements of the cover that may make it
beneficial to insure the existing building under such a policy,
The insurance
providers for the existing building must be advised of the nature and extent of
the Contract Works or the policy could be invalidated. However, it may be
better to cover the existing building under an all-encompassing CAR policy, as
mentioned above.
Where the
Employer is undertaking to arrange a joint names cover on the existing building
to protect the Contractor, he should make sure this is possible. If the
Employer is a lessee or has not arranged the policy there could be problems
that are both time-consuming and expensive for the Employer to resolve.
Construction
Insurances Explained
–
Consequential Loss Insurance
Consequential Losses Insurance
Property
Developers have to carry risks it is part and parcel of their business. The
risk due to consequential losses on a construction site is a high one as there
are so many factors that could delay completion and then so many headings under
which additional expense or actual loss of anticipated income could arise. The
measurement of each potential loss can be a problem and if not correctly
assessed there may be underinsurance or an unnecessarily high premium being
paid.
If any party
involved with the construction will require consequential loss cover of any
kind it is very unlikely that any insurer will be willing to assist unless it
also provides the CAR insurances on the Contract Works. The reason for this
lies with the fact that only by the insurer controlling the settlement of the
material damage claim can the size of the consequential loss be minimised.
Therefore, if the Contract Conditions call for the Contractor to arrange
insurance on the works, it may be impossible for the Employer to arrange any
consequential loss cover. The Employer will then have to arrange its own cover
on the Contract Works in order to secure that consequential loss protection.
To avoid the
possibility of the Employer effectively paying enhanced premiums for such
Contract Works cover it is worthwhile making clear to the Contractor from the
outset that the Employer is paying for its own cover, if this is the intention.
The contract price quoted by the Contractor should then reflect this.
It is usually
very difficult, if not impossible, to persuade the Contractor to reduce its
price at a later date. In any case the Contractor may prefer to arrange its own
cover on the Works so that he has control over any claims that may arise. This
is understandable and the Contractor may also argue, possibly with some
justification, that it can buy the CAR insurance more cheaply than the
Employer. Faced with the problems of changing contract conditions, arranging
cover on the works and, possibly, paying a higher premium for the privilege,
any Employer could be forgiven for giving up the idea of arranging
consequential loss cover.
It is not
good practice to rely solely on liquidated damages instead. Apart from the fact
that the Contractor may find it impossible to purchase insurance against
liquidated damages, making recovery of a genuine loss uncertain, there is the
possibility that the Contractor will be entitled to an extension of time under
the Contract and will not be liable to pay any damages anyway. Properly
arranged insurance for consequential losses will more accurately reflect the
Employer’s loss than liquidated damages can and by arranging both CAR and
consequential loss insurance with the same insurers there is the added
advantage that the insurers will be looking for a quick resolution to any CAR
claim in order to reduce the size of the consequential loss.
Under all the
Standard Forms of Contract commonly used in Malaysia for construction works
there exists clauses which make the Contractor obliged to compensate the
Employer to the extent of liquidated and ascertained damages at the rate
specified in the Contract. However, if the delay is due to certain relevant
events an Extension of Time for completion of the Works will be given which
will result in the Contractor not being obliged to pay any such damages.
Typically
these relevant events would include:
A)
force majeure;
B)
exceptionally adverse weather conditions;
C) loss
or damage occasioned by any one or more of the specified perils (see below);
D)
civil commotion, local combination of workmen, strike or lock-out affecting any
of the trades employed upon the works or any of the trades engaged in the
preparation, manufacture or transportation of any of the goods or materials
required for the works;
E)
terrorism.
Contract
Conditions do vary and therefore the proposal that an extension of time may be
available is not necessarily correct in every instance.
The specified
perils are normally defined as: fire, lightning, explosion, storm, tempest,
flood, bursting or overflowing of water tanks, apparatus or pipes, earthquake,
aircraft and other aerial devices or articles dropped therefrom, riot and civil
commotion, but excluding excepted risks. The excepted risks include, amongst
other things, radioactivity and pressure waves.
Force majeure
may be defined in the Contract however as all contract are normally executed
and subject to the laws of Malaysia consideration should also be taken of the
definition of force majeure contained within the Contracts Act and adopted by
the Courts. For insurance purposes the principal force majeure perils include:
fire and allied perils, strikes, lockouts, labour disputes, change of law,
order of any court enforcing a change of law and any other cause beyond the
control of the Contractor.
It was
possible to buy commercially viable cover for the consequential losses flowing
from late completion or permanent abandonment of a project following the
occurrence of force majeure perils or restricted to limited specified peril but
following some extremely large claims it is now very difficult to obtain such
coverage at commercially viable rates.
Where an
insurance policy makes reference to All-Risks of Specified Perils the coverage
will almost certainly include not just those mentioned above but, in addition,
malicious damage, impact, subsidence, landslip, heave and, possibly, other
accidental damage. Again such insurance is getting harder and harder to obtain
and even flood coverage is being limited after the events of 2011 in Thailand.
Where
liquidated and ascertained damages can be applied due to any delay scenario,
the reality of the impact upon the Employer’s financial position can often be
beyond the level of liquidated and ascertained damages set during tender
negotiations. Whilst every effort is made to set the level of damages at an
appropriate level, the full consequences are not often appreciated until a loss
is sustained. Equally, it can be the case that on smaller projects it is
difficult to reach agreement with the Contractor involved for an appropriate
level of damages. This is because, if set accurately, they may preclude the
Contractor from undertaking the development or, alternatively, the imposition
of such damages would adversely affect any tender amount submitted.
Consider the
scenario where an Employer is constructing a commercial development and has
entered into lease or purchase agreements with a tenant. It may not simply be
the Employers loss in rental which needs to be considered but also the tenant’s
losses which result from delays. The amount of such damages will depend greatly
on the activities and circumstances of the tenant and the content of the
Employers lease or purchase agreement with that tenant.
Unfortunately,
Employer’s acting as developers often carry more risk than is necessary by
failing to insure or insure adequately, even though insurance cover can be
purchased. Employers should at least consider taking insurance coverage for the
following potential risks:
1)
Loss of Rent/Revenue and Loss of Use of Sale Proceeds, including Assessment of
Indemnity Period.
The loss of
rental income/revenue income from use or the Employer being prevented from
investing or using the proceeds of a sale are straight forward concepts even if
their estimation may not be so. The indemnity period refers to the time limit
imposed in a policy for which the Employer may claim losses as a result of
event which allows the Employer to claim consequential losses. Thus Employers
need to consider the period required to rebuild the project or how long it may
take for the resale or re-letting following such rebuilding.
2)
Expediting Costs (Additional Cost of Working)
Cover for
expediting costs relates to the additional costs in executing and repair or
rebuilding works over and above any amount recoverable under the CAR insurance
covering the Contract Works. The amount recoverable is generally limited to
what is reasonable compared to the saving produced on the claim for losses due
to delays in completion. In practice this means that insurers will be reluctant
to pay for expenditure that did not produce at least a corresponding saving on
another part of the claim.
3)
Costs Incurred in Raising or Extending Loans
The legal and
other costs incurred in continuing existing loans or raising new ones as a
result of delay by insured damage should also be covered. These may be included
within the cover for lost rental income/revenue income or delays in
repatriation of proceeds cover referred to above without the need for a
separate sum insured.
4)
Additional Overhead Costs
A delay in
completion of the Works may incur the Employer in additional costs involving
marketing, leasing, selling and legal costs in the case of a developer or where
the facility will be used to manufacture or operate a business there could be
additional rental costs, redundant employee costs, no productive machinery
costs and many other increased overheads.
5)
Higher cost of development finance
Many covers
that are arranged which ignore the fact that development finance can cost more
than finance secured against a completed project and that the level of
borrowing which can be secured against a completed project is normally greater.
The consequences of this are twofold. One being the increased cost of borrowing
and secondly that more capital is tied up in the project for a longer period as
a result of not being able to re-finance the loan against the completed
project.
6)
Additional Increase in Cost of Working Cover
It had been
addressed that generally the Employer will be limited to reasonable cost of
expediting completion of the Works. It may be possible to obtain cover over and
above this to further expedite the works by means of an additional item
although sometimes the matter is dealt with by means of an extension to the
cover with an inner limit. The ability to make a claim under expediting costs
might give the Employer useful options in the event of a loss. For example, the
ability to make extra payments to speed up completion may enable them to avoid
losses in the future that would fall outside the indemnity period.
7)
Damage Away from the Site including Prevention of Access
Where CAR
policies exclude coverage for losses that result from damage off site be it to
the Contractors’ offices, materials or equipment stored off site, vehicles or
plant in transit or whilst stored and damage to other phases of development It
is prudent for the Employer to consider extending coverage and also insuring
for such events as denial of access and/or failure of utilities.
8)
Damage at suppliers’ premises
Some CAR
policies offer limited cover in respect of delays incurred following damage at
the premises of suppliers of materials to be used in the Contract Works. The
most serious losses are likely to occur if there is a delay in the arrival of
crucial or bespoke supplies such as lifts, special equipment and the like. And
the limits of cover normally fail to adequately protect the Employer.
Accordingly it is prudent for the Employer to consider the purchased sufficient
levels of cover for delays as a result of damage to all suppliers to the
development not named on other policies although such insurance can be very
expensive, especially where suppliers are importing goods from outside of
Malaysia.
To summarise
an Employer who is seeking Consequential Loss Insurance will be better off
arranging the CAR Insurance for the Contract Works or alternatively an
all-encompassing Project Insurance. Consequential Loss Insurance is a generally
considered a more certain route to recovery of Employer costs than reliance
solely on liquidated damages. Consequential Loss Insurance will be a more
accurate reflection of the Employer’s loss risks than liquidated damages and
finally in Malaysia the recovery of Liquidated damages from a Contractor still
requires the Employer to prove his losses if challenged in the courts, thus
regardless of the sum stated in the Contract this does not guarantee the amount
will be recovered, which will be dependent upon the extent to which the
Contractors is liable under the contract for the Employers costs.
In order for
the Employer to secure adequate Consequential Loss Insurance at a competitive
rate he should ensure that those responsible for arranging the policy have a
full understanding of how the project is to be financed, the programming of the
Works and the financial implications of any delay.
Construction
Insurances Explained
– Workmen
Compensation Insurance
for
Contractors, Builders & Other Construction Professionals
Construction
and contracting professionals know all too well the risks of their industry.
From on-the-job accidents to illnesses from handling hazardous materials, even
the best-prepared carpenter can be the victim of unforeseen events.
If one of
your subcontractors is hurt due to malfunctioning equipment or falls ill due to
exposure to asbestos-containing materials (ACM), your construction and
contracting business could be held responsible. Workers’ Compensation Insurance
is the protection construction and contracting business owners rely on to cover
the medical expenses related to an employee’s injury or illness or for the
earnings the employee missed while recovering.
Read on to
learn how you can protect your construction and contracting business and your
employees from uncertainty with Workers’ Compensation Insurance.
Workers’ Compensation Insurance: Protecting
Contractors
The dangers
of operating industrial machinery, the exposure to potentially hazardous
materials, and the toll of repetitive motion injuries are all risks contractors
face daily. And while safety training and personal protective equipment are a
necessary risk management tools, construction and contracting businesses know
accidents happen all the time.
Workers’
Compensation Insurance helps offset some of the risks you can’t avoid by
providing coverage that protects your construction and contracting business
assets in the event of a costly lawsuit brought by an injured or ill employee.
With an adequate policy, you know your construction and contracting business
will have the necessary funds to cover court costs and settlements should
unexpected accidents and lawsuits occur.
As a rule,
Workers’ Compensation is currently necessary for all businesses with employees,
though the laws vary from state to state. For example, North Dakota, Ohio,
Washington, and Wyoming have monopolistic markets, which means the state sets
rates and operates a state-administered fund of Workers’ Compensation
Insurance. private employers can choose whether or not to carry Workers’
Compensation Insurance coverage.
How Construction & Contracting Professionals
Benefit from Workers’ Compensation Insurance
While some
contractors know this coverage as “workman’s comp” or “workers’ liability
insurance,” Workers’ Compensation Insurance acts as a safety net for your
construction and contracting business by covering the costs of…
Medical expenses relating to the
employees’ on-the-job injuries and work-related illnesses.
Wages your employee would have earned if
they were able to perform their work.
Legal fees should your employee file a
lawsuit against your construction and contracting business for their
work-related injury or illness.
Because
on-the-job accidents can quickly lead to lawsuits, most Workers’ Compensation
policies also include Employers’ Liability Insurance. If your injured or ill
employee sues your company, this policy will help pay for the legal costs of
defending against the claim.
And legal
fees add up quickly. Between attorney’s fees and the time lost from work to
attend court, your construction and contracting business could suffer a deep
financial burden even if the court finds that your business is not responsible
for the illness or injury.
What is
Contractors’ All Risks & Erection All Risks insurance?
These 2 policies are designed to meet the
insurance obligation placed upon Contractors under the contract conditions.
- Contractors’
All Risks
Covers buildings and civil engineering works under construction - Erection All
Risks
Covers plants, machinery, equipment and steel structures like bridges in the course of erection
Key coverage
Here is an overview of your coverage
Contractors’ All Risks / Erection All Risks
- Material
Damage
Covers against sudden and unforeseen physical loss or damage to contract or erection works/property/items - Third Party
Liability
Covers third party liability for which we shall become legally liable to pay as damages consequent upon - Accidental bodily injury or illness of third party
- Accidental loss or damage to
property belonging to third party
Occurring in direct connection with the works and happening at or in the immediate vicinity of the site.
The indemnity is also provided for legal costs and expenses provided the liability is within the limit of liability insured.
No comments:
Post a Comment