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Beacon Hill Associates, Inc. is a wholesale insurance broker and program administrator, specializing in the placement of environmental insurance and other specialty insurance coverages for agents nationwide.
Beacon Hill Blog
Posts Tagged ‘Contractors Pollution Liability’
Thursday, August 12th, 2010
Article written by Beacon Hill’s Assistant Vice President, Michael Tighe. Featured in the August 2010 issue of Insurance Journal.
No matter which television channel or website you turn to, the Gulf oil spill has dominated the news. This is an environmental crisis that will affect the region’s economic capabilities and natural resources for years, if not decades, to come. Between 2 to 4 million barrels of oil have spilled into the gulf, compared to 257 thousand barrels during the Exxon Valdez event . The fishing and tourism industry, which was depressed before the tragedy, is now virtually non-existent. Gulf coast economies from Texas, Louisiana, Mississippi, Alabama, and Florida have all been affected, and scientists are predicting that the Gulf current may carry contaminants along the Florida Keys and up the east coast.
This disaster creates a tremendous opportunity for remediation contractors and consultants. Environmental contractors from across the country have flocked to the Gulf in search of clean-up contracts. Over twenty-four thousand people are working as part of the response to the April 20th accident and its aftermath. The spill has created a wide array of jobs from remediation/spill response contractors to ship boat captains to day laborers. Many unemployed fishermen, construction workers, and general laborers are receiving OSHA HAZOPER training and aiding in the clean up. “We have received numerous phone calls about potential start-up businesses or companies opening up new divisions in this area,” said Michael Tighe, Assistant Vice President at Beacon Hill Associates, a wholesale insurance broker and program administrator, specializing in the placement of environmental insurance.
Remediation Methods Used
More than 46,000 people – and nearly 7,000 boats – are now employed in the response1. While fishing business was struggling before the disaster, fishermen are now making $1,200 – $3,000 a day laying floating booms that contain oil once it rises to the surface . Where the oil collection is greatest they often create a “burning box”, which is a controlled burn over the water. In the marshes and other wetlands, contractors are mopping the oily sheen with absorbent oil pads, wiping each blade of grass, which can be time-consuming labor. In open water, boats are equipped with oil/water separators that skim surface water and can extract two thousand barrels of oil per day . Thousands of workers comb the beach using shovels or shifting machines collecting tarballs on the sand. Unfortunately, oil can be buried underneath the sand, between tides, which will require sand incineration or other deeper cleaning methods.
Potential Coverage Issues
Below are some coverage issues agents should consider when obtaining Pollution insurance for their clients.
Action over – not all liability policies provide action over coverage. An employee of the contractor may potentially sue the project owner directly for liabilities suffered during the work. This type of claim occurs more frequently with remediation contractors.
Time element triggers – some policies limit pollution to a sudden/accidental trigger only whereby the pollution occurrence and claim filing must occur within a limited period of time (usually 72 hours). A policy that includes gradual pollution is more effective for emergency response contractors.
Coverage territory – The coverage territory within the policy may not include international waters.
Designated operations – Many Contractor Pollution policies provide coverage only for operations listed on the policy. If the contractor’s work expands beyond what is listed, no coverage may be afforded.
Watercraft exclusions – there are specific limitations under a package General Liability and Pollution policy pertaining to the use and length of boats allowed.
Subcontracted work and construction management exclusions – if the remediation contractor is using subcontractors, liability may extend only if the sub meets specific qualifications and insurance requirements. Also, the supervision of subcontractors may not be covered unless a Professional Liability policy is in force.
Transportation and disposal issues – if the contractor is responsible for the transportation and disposal of waste, there may be no coverage afforded under a basic Contractors Pollution policy, should an incident occur beyond the boundaries of a job site. Limited coverage is attainable in the marketplace with proper information.
Product exposures – specific Product Pollution policies are available for manufacturers and distributors of chemical dispersants, separators, containment booms, etc. used in the spill response. Coverage can be written stand alone or in conjunction with a commercial General Liability policy.
Pollution definitions – vary greatly. Some do not include “waste” in their definition of a pollutant. If waste/refuse is not included in the definition, it may lead to gaps in completed operation and disposal coverage.
Property – hurricane and wind concerns – In addition to contracting pollution exposures there has also been interest in environmental coverages from property owners. In the midst of hurricane season, commercial property owners are becoming increasingly concerned that high winds may carry petro contaminants onto their premises. Interested parties are not only coastal, but miles away from shore. If the specified cause of loss is not the windstorm but rupture of the underwater well, many agents have found little or no pollution clean up coverage for real or personal property. The next wave of environmental contractors to the Gulf may be restoration contractors equipped to extract water and oil in and on buildings.
Due to the influx of submissions that environmental markets are receiving, they are starting to quantify the number insureds involved in the clean up effort. Additional supplemental applications may be needed to gauge the amount of on and off shore activities, as well as the amount of work subcontracted. Some carriers are limiting their exposure to coastal premises/site pollution policies, possibly offering coverage with higher retentions or without first party clean up triggers.
While agencies scramble to secure pollution coverage for their clients being affected by the oil spill in the Gulf, they should also get a clear picture of the prospective insured’s scope of operations, contractual responsibilities, and qualifications. This is crucial in order to offer effective insurance solutions, as no two policies are the same in the environmental insurance marketplace.

Tags: Contractors, Contractors Pollution Liability, CPL, Current Events, Environmental Exposures, Environmental Insurance, Exposures, Pollution Insurance, Site Pollution Posted in Articles | No Comments »
Thursday, June 10th, 2010
HVAC and Mechanical Contractors are faced with a unique challenge in today’s insurance market. While they are traditional contracting risks, they have become the focus of growing pollution and mold related claims over the last several years. Exacerbating the problem is the trend of holding these contractors to a higher standard than many other trades, in effect giving them a “professional” liability exposure. These firms are now being expected to not only install the equipment properly, but to consult on its design and identify potential problems with another’s design as well. While flattering, it creates a coverage issue for many of these risks. HVAC and Mechanical Contractors have two primary areas of concern: (1) contracting services creating environmental problems and (2) growing professional exposures.
Contracting services can create environmental problems in the following ways:
Installation leads to hazardous indoor air quality.
One of the biggest environmental concerns faced by Mechanical/HVAC professionals is the allegation that their work has led to an unhealthy indoor environment. This can manifest itself in many ways, including odors, ill employees, or staining and damage to walls and fixtures. When these allegations lead to Bodily Injury, Property Damage, or Business Interruption, the claims can become sizeable. If the basis of the claims is the toxic nature of the contaminant, pollution exclusions are often cited.
Installation leads directly to mold growth.
Mold growth is generally caused where moisture, a food source, and an acceptably warm environment meet. One of the unfortunate drawbacks to installation problems with HVAC systems can often be excessive moisture, either in the form of condensation or actual leaks. This moisture, matched with wood or wall board and warmth, leads to mold. Most mold claims are excluded from CGL policies.
Job site pollution caused by the contractor disturbing existing conditions.
Many claims faced by Mechanical/HVAC contractors stem from disturbing asbestos, lead, or existing mold within the structure while work is being performed. This can take the form of asbestos wrap on piping, lead paint on windows and doors, or mold growth that existed prior to the work. Making these conditions worse by spreading the contamination can lead to significant liability on the part of the contractor.
Job site pollution caused by contaminants the contractor brings to the site.
Many Mechanical/HVAC contractors use equipment powered by generators, requiring fueling. They also regularly use solvents, acids, glues, and other toxic substances at the job. The release of these materials, or their improper disposal, can lead to pollution claims.
The operations of subcontractors for which the contractor is responsible.
When Mechanical/HVAC contractors hire subcontractors to do work such as electrical, plumbing, or remodeling and construction, they run the risk of being held responsible for pollution conditions stemming from the subcontractors’ work. Obviously the contractor will require the sub to carry his own insurance, and name the contractor as an additional Insured. If the subcontractor causes a pollution condition, and his environmental coverage is inadequate, the Mechanical/HVAC contractor may have to defend himself against claims relating to work for which they were responsible due to hiring of the sub.
HVAC firms have growing professional exposures:
Actual design work performed.
Many firms provide true design services as part of their corporate profiles. This can range from doing all of the design work for the project, doing some design work relative to an aspect of the HVAC system, or simply having a perceived responsibility to comment on design aspects they know to be poorly developed. The last element is the most difficult to control and manage for HVAC firms.
Job site modifications made.
HVAC contractors are often presented with installations that do not work exactly as planned. In these situations, contractors will often tweak the specs while at the jobsite to make the system work. Malfunctions arising from these changes create a direct professional responsibility for the contractor.
Supervision of subcontractors.
Proper selection and supervision of subcontractors is a professional exposure most contractors share that is generally excluded from CGL and basic CPL policies. For contractors that may need to outsource certain parts of a job, the exposure can be significant.
It is important to remember that while addressing Contractors Pollution and Professional Liability are important, the key for this class of business is to address Mold at the same time. There are very few products that combine all three elements, so knowing how to get the appropriate coverage for your insureds and covering all bases is crucial to keeping them protected.

Tags: Contractors, Contractors Pollution Liability, Environmental Exposures, Environmental Insurance, HVAC, Professional Liability Posted in Environmental Insurance | No Comments »
Thursday, May 27th, 2010
The “energy” category of insurance has a broad definition and these clients often require varying types of coverage. Energy clients range from blending & mixing facilities, oil and gas servicing contractors, and refineries, to more alternative energy risks, such as biodiesel facilities and contractors handling windmills and solar-powered services/equipment.
And, while some of these activities are regional, most companies operating in the energy industry span across the country. Here are some of the environmental coverages they often require:
General Liability/Contractors Pollution Liability
Combined General Liability and Contractors Pollution Liability policy that provides coverage for pollution claims arising from an insured’s covered and completed operations.
Products Pollution
Provides liability coverage for bodily injury and property damage to third parties arising out of a manufactured product. This would be especially important for blending/mixing facilities, companies that make solar panels, etc.
Transportation Pollution Liability
Coverage for insureds who need protection for pollution conditions caused by transportation. This coverage can also include loading/unloading should the insured’s cargo create a pollution condition. This would be important for haulers of any placard use, salt water disposal companies, etc.
Excess
Follow form Excess policies provide additional limits, following form over the underlying General Liability, Pollution, and any associated Professional, Employers, and Auto liability.
Although environmental liability insurance is not always required, the Gulf of Mexico oil spill is the perfect example of why it is crucial for energy companies to have adequate coverage. This is a great opportunity to contact your energy clients to make sure they have the right insurance program in place. For more information or to discuss a specific energy account, call us at 1-800-596-2156 or email us.

Tags: Contractors Pollution Liability, Energy Risks, Excess, Products Pollution, Transportation Pollution Liability Posted in Environmental Insurance | No Comments »
Monday, April 26th, 2010
by Jane Saliba
In today’s competitive insurance market, many carriers are emphasizing the highlights of their coverage form and adding enhancements to further broaden coverage. For Contractors Pollution Liability (CPL), there are typically blanket endorsements that are now readily being included automatically. There are also a number of available coverage grants that can be added once the exposure is evaluated. To name a few:
- Blanket Additional Insured for Owners, Lessees or Contractors where required by written contract – including completed operations: broadly provides protection to the requiring Additional Insured for liabilities arising out of the ongoing and completed operations of the Named Insured.
- Blanket Waiver of Subrogation where required by written contract: the Carrier gives up or waives their right to subrogate, or attempt to collect or share in the responsibility of a loss for a requiring entity.
- Blanket Primary and Non-contributory where required by written contract: the Carrier is affirming that the Insured’s policy will pay first in the event of a claim (or be primary). Non-contributory means that not only will the Insured’s policy respond/pay first, but it will pay the claim (subject to limits) without the requiring entity having to contribute to the loss with their own insurance.
- Transportation Pollution Liability: applies to losses specifically caused by pollution conditions arising from transported cargo and the loading & unloading of that cargo when the vehicle is being used in the performance of Insured’s operations, first and third party carrier coverage available.
- Non-Owned Disposal Site Coverage: coverage for liability arising from the disposal of waste into a third party non-owned disposal facility that at the time of disposal is a licensed/permitted facility. Coverage is available on a scheduled locations basis or blanket basis.
- Restoration Costs: reasonable and necessary costs to restore/repair property damaged by a pollution condition resulting from the Insured’s operations to the condition of the property prior to the loss.
- Separate Defense Limits: The carrier will pay the costs incurred to defend the Insured for a claim; this will not erode the policy limits of liability, but be provided in addition to.
- Sudden / Accidental Site Pollution coverage for your Covered Locations: typically providing coverage for third party claims for pollution conditions migrating from the Insured’s location (locations scheduled, blanket coverage may be available).
- Incidental Professional Services Coverage: coverage for liability arising from opinions/recommendations made by the Insured about the covered operations that are incidental and necessary and for which no compensation is requested.
Your client is better protected with a CPL policy. It is critical to compare coverage/carriers, in addition to price, when determining the best home for your pollution coverage.

Tags: Contractors Pollution Liability, Endorsements, Transportation Pollution Liability Posted in Environmental Insurance | No Comments »
Thursday, April 15th, 2010
Owners and operators of manufacturing facilities face a unique set of exposures stemming from the activities that are part of their daily operations, the premises on which the operations are performed, and handling/distributing the products being manufactured. Here are some of the common coverages required to properly insure a manufacturing facility:
General Liability/Site Pollution
Combined GL and Premises Pollution coverage, which provides coverage for both on-site and off-site clean-up, defense costs, and third party bodily injury and property damage claims.
Contractors Pollution Liability (CPL)
Provides coverage for pollution claims arising from an insured’s covered and completed operations.
Products Pollution
Provides liability coverage for bodily injury and property damage to third parties arising out of a manufactured product.
For more information on coverages for manufacturers and claim scenarios relating to them, email us to request this information.

Tags: Contractors Pollution Liability, Environmental Insurance, Manufacturing, Products Pollution, Site Pollution Posted in Environmental Insurance | No Comments »
Monday, March 1st, 2010
Insurance agents may be more inclined to sell Pollution insurance in 2010 now that the 2008 EPA Lead Rule will become effective on April 22, 2010. Contractors performing work on buildings constructed before 1978 will be required to abide by the EPA Lead-Based Paint Renovation, Repair and Painting (RRP) Rule. The regulation creates more responsibility/awareness from the contractor in dealing with potentially hazardous areas. As a result, the contractor may incur more exposure to lead-based paint claims, which is excluded under most General Liability policies.
The RRP Rule is a federal EPA program that affects contractors, property managers, and others who disturb qualifying interior and exterior painted surfaces. Remodeling, maintenance, painting/surface preparation, window replacement, electrical, plumbing, and carpentry activities are subject to the program rules. Exceptions include emergency repair work, minor repair work that disturbs less than 6 square feet of paint per room, and housing declared lead free by a certified lead inspector. Types of properties affected by the program include pre-1978 schools, daycare centers, residential homes, and apartment buildings.*
Currently painters, electricians, GCs, carpenters, property managers, and maintenance contractors are being required to provide pre-renovation educational lead pamphlets to tenants, receive delivery confirmation, and post signs about the workplace.
Effective April 22, 2010, renovators must attend an eight-hour training course by an EPA approved training provider and the firms they work for must also be accredited. Training classes address dust and debris containment, restricting open flame burning, exhaust control for power tools and clean up procedures, record keeping, and other precautionary measures. The accreditation must be renewed every five years. Other state and local requirements may also apply and be more stringent.
Insurance Issues
The EPA is broadening renovators’ responsibilities beyond the scope of a general contractor and General Liability policy. While contractors always have a Pollution exposure, the new EPA requirements increase the risk for Pollution liability claims. The new rule requires renovators to perform lead testing, encapsulation, and cleaning activities. It also requires the contractor to educate property owners/residents about the dangers of lead and the work to be performed. (more…)

Tags: Contractors, Contractors Pollution Liability, CPL, Environmental Insurance, EPA Regulations Posted in Articles, Environmental Insurance, Environmental Insurance Advice | No Comments »
Monday, November 23rd, 2009
It is a misconception that the only people who have pollution exposures are those involved with hazardous substances. Unfortunately, this is not the case. In truth, anybody who works with, or can be held responsible for, the release of a substance into the environment that meets the definition of a “pollutant” in the ISO exclusion has a pollution exposure.
Trade Contractors are in a uniquely challenging position. While their responsibilities are often narrowly defined in the scope of services, they are usually one part of a multi-part process. This means that any claims that arise from a site may be brought against any or all of the contractors who performed operations at the location. And if the claim alleges something that is excluded by the contractor’s CGL policy, defense may not be provided.
Specific job site exposures that different types of trades have:
- Disturbing or exacerbating existing pollutants: Many contractors move earth, excavate, demolish, or otherwise alter existing features of a property. If any of those contain hazardous substances (petroleum contaminated soil, asbestos containing building materials, etc.), the contractor can be held responsible even though he was never advised that he would be.
- Contamination caused by materials the contractor brings to the site, such as paints, cleaning solvents, fuels, lubricants, etc.
- Contamination caused by operations, such as cutting through a gas line, installing flashing around window incorrectly, installing piping improperly, failing to solder joints, roofing leaks, erosion at site causing offsite contamination, etc.
- Contamination for which the contractor is held responsible, such as operations of a subcontractor to the trade contractor and actions of a party delivering materials to the site for the contractor.
- In addition to job site exposures, Trade Contractors also have exposures at the premises they own. This property, where they store their equipment and supplies, is often the single largest equity investment they have. Pollution at that location could reduce its value tremendously, effectively wiping out the equity built up by the owners.
- The final exposure area to note is Over the Road Pollution. This is the exposure that vehicles have going from owned premises to job sites. The upset and overturn of a vehicle can cause significant contamination, even if only from small amounts of fuels or solvents they use in their everyday work.
There are coverages available to address all of these exposures:
Contractors Pollution Liability
Designed to protect the Insured for claims stemming from pollution conditions at, on, or emanating from a job site arising where they are performing their operations.
Premises Pollution Liability
Coverage designed to protect against losses arising from the scheduled premises, which in this case would be the contractor’s owned properties.
Over the Road Pollution (Transportation Pollution Liability) is of course, coverage for pollution events during transit.
All of these coverages are available for most trade contractors, and they are all affordable. Many can be purchased together in packages, or separately depending on the needs of the particular Insured. For the trade contractor faced with many exposures that are effectively out of their control, consideration of this type of coverage is very important. In the current softening market, enhancing your clients’ coverage can be done for little additional premium and will help secure your relationship going into the future.

Tags: Contractors Pollution Liability, Environmental Insurance, Site Pollution, Transportation Pollution Liability Posted in Environmental Insurance | No Comments »
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