Fix and Flip Insurance — Builders Risk + Vacant + Liability for Florida Investors

Frequently Asked Questions

• Why doesn't a regular homeowner policy work for a flip?
  Homeowner forms require owner occupancy and do not contemplate active renovation work, vacant periods, materials on site, or contractor-driven traffic. They are not built for the flip risk profile.
• Do I need a separate builders risk policy?
  Usually yes. Builders risk is the form built to cover a building during renovation or construction, including materials and soft costs. A landlord or homeowner policy is not a substitute.
• Is my general contractor's insurance enough?
  No. The GC's CGL covers the GC's own liability and work. It does not cover the building itself or the investor's interest as owner. You still need owner-level coverage.
• What if the property is vacant before renovation starts?
  Use a vacant property policy or endorsement during the pre-renovation holding period and switch to builders risk once active work begins.
• Does flood and wind apply during a flip?
  Yes. Wind may be included, excluded, or written separately depending on Florida location. Flood is always a separate policy.
• What about premises liability while contractors are working?
  Premises liability should cover the owner's exposure for slips, falls, and injuries on the property during the project — to anyone other than the contractor's employees.
• Can I extend the policy if the project runs long?
  Usually yes, with notice to the carrier. Plan for extensions early; surprise mid-term extensions can be hard to place.
• What documents help with the quote?
  Renovation scope and budget, contractor certificates of insurance, purchase contract, after-repair value, timeline, and security plan.