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If you are a landlord and you have tenants leasing your commercial property, you may want to take a second look at your lease agreement.  You may also want to review your landlord insurance policy to make certain the two are in harmony. Failing to do so may result in unexpected costs, lack of insurance protection, or coinsurance hassles in the event of a claim.

Whose Commercial Insurance Policy Pays for Damage to Improvements?

As the owner of a commercial building, any permanent upgrades made to your property by a tenant become your property, not the tenant’s property. This may seem obvious, but consider the impact should damage be done to such improvements during the tenant’s leasing period. Whose insurance will pay for the repair or replacement cost?  Will either insurance policy pay? Will both pay? Can you live with the uncertainty of not knowing?

Getting it Right When You Craft the Lease Agreement

As a commercial property owner, you should clearly define who is liable for replacing or repairing permanent improvements and upgrades that become damaged. Even though the tenant’s commercial insurance policy normally covers damage to permanent improvements made by the tenant, it may be unwise to put the responsibility exclusively on the tenant.  Here’s why: if the owner takes responsibility then he can include the value of the improvements in the policy limit, thereby avoiding coinsurance penalties.

Did Your Tenant Opt Out of Insuring Permanent Improvements?

If the tenant does not want to insure the improvements, he can exclude such coverage via an Additional Property Not Covered endorsement. Furthermore, it is possible that even though the tenant has insurance for improvements, he may be underinsured.  Finally, if your lease has an early termination provision allowing the owner to cancel the lease if the building is significantly damaged, then the tenant’s policy will not cover the loss.

Ignorance is Dangerous When it comes to Commercial Property Insurance

The scenarios above should make it clear that ignorance of the details of your lease agreement and your commercial insurance policy can be dangerous to your financial health.  The two should be in harmony, especially when it comes to covering permanent improvements made by the tenant. 

Please call us at (610) 775-3838 if  you would like help in obtaining the proper landlord insurance protection for your rented commercial property.

Yes, Workers Compensation Insurance Can be Costly, but Don't Cheat

Providing workers compensation insurance for employees can be a significant expense, especially in industries prone to serious injuries, such as those requiring heavy or potentially dangerous machinery.  While some employers may be tempted to misclassify workers as independent contractors rather than as employees in order to avoid worker’s comp insurance and other costs, the penalties for misclassifying employees as independent contractors can be severe.

IRS Guidelines for Determining Independent Contractor Status

According to the IRS:

You are not an independent contractor if you perform services that can be controlled by an employer (what will be done and how it will be done). This applies even if you are given freedom of action. What matters is that the employer has the legal right to control the details of how the services are performed.  

Consequences of Treating an Employee as an Independent Contractor

If you classify an employee as an independent contractor, whether to avoid workers compensation costs or purely by accident, and you have no reasonable basis for doing so, you may be held liable for employment taxes for that worker as well as incur severe penalties. See the IRS guidelines for determining employee vs. independent contractor status for more information. 

Some Common Sense Guidelines for Determining Independent Contractor Status

While the IRS provides detailed guidelines for determining independent contractor status, it may be helpful to consider how one state simplified the criteria. New York State noted these requirements to be eligible for independent contractor status:  

• Advertising
  Has his/her own advertising (business cards, commercials, phone book listing, etc.)
• Authority
  Performs work via his own contract, permit, or authority
• Control
  Controls the manner and time for work performed
• Different Work and Customers
  Performs work that differs from the primary work of the hiring business, and performs work for other businesses
• EIN or Business Tax Return
  Has a Federal Employer Identification Number (EIN) from the Federal IRS or has filed federal business or self-employment income tax returns for work or services performed in the prior calendar year
• Equipment
  Provides all equipment and materials needed to perform services under the contract
• Liability Insurance
  Has liability insurance (and if appropriate, has worker’s comp and disability insurance policies) under its own business name and Federal EIN
• Obligations
  Has recurring business liabilities and obligations
• Profit & Loss
  Operates under a specific contract, is responsible for satisfactory performance of work, is subject to profit or loss in performing the specific work under such contract, and is in a position to succeed or fail if the business's expenses exceed income
• Separate
  Maintains a separate business establishment

Use Knowledge to Offset Higher Business Insurance Costs

Having the proper business insurance can be vital to growing your company and protecting your future. While every business varies in terms of exposure to risk and the related cost of coverage, knowing the 5 key cost drivers can help you reduce your insurance costs, whether you are in a mid-sized city like Reading or Allentown, a smaller city like York or Lancaster, or a large city like Philadelphia, especially if you consider costs before launching your business.

In the end, the cost of business insurance is driven by risk levels as perceived by your insurance carrier, and increases due to higher levels of risk. Regardless of the precise details associated with your business, your costs will be affected by some factors that statistically are related to your company type, company location, and other factors. 

Here are 5 Key Drivers of Business Insurance Costs:

#1 - Coverage Level Desired

It goes almost without saying that the cost of your business insurance coverage depends largely on the amount of coverage you desire. It is wise to get the advice of a trusted independent insurance agent before finalizing your coverage level. In some cases you may be able to reduce coverage in a policy if the coverage overlaps with protection already provided in another policy.

#2 - Business Location

Insurance costs may vary widely by state and by city. Businesses located in high-risk areas will pay higher rates. Risk assessments are affected not only by crime rates, but by the likelihood of incurring damage due to storms and other natural disasters. Check with your insurance agent regarding insurance costs prior to relocating your business or purchasing a new property.

#3 - Market

A business in an industry known for high losses will incur higher insurance costs, all else being equal. Industries known for physical risk and high worker's compensation losses will incur higher commercial insurance costs. Expect considerable swings in insurance rates based on the percentage of your employees working in an office setting vs. a construction or other setting known for physical risk.

#4 - Business Insurance Claims History

As with auto insurance and homeowners insurance, businesses also incur higher rates as the frequency of their claims increases. Consider potential cost increases that may result from filing a claim vs. covering the cost out of pocket without filing a claim, especially when you are considering changing insurance carriers. 

#5 - Optional Coverage Selected 

Although adding optional coverage increases your total insurance bill, optional coverage may be to your benefit. Consider business interruption insurance and key person insurance for executives and others who cannot be easily replaced, and whose absence is likely to cause a slowdown in business.

Do it Right - Get Help

Knowing the key drivers of business insurance costs and planning accordingly can help you navigate your insurance coverage options, and help you achieve the right level of coverage at the right price. Ask your independent insurance agent for assistance in understanding your options and the impact on cost.

We're Ready to Assist You with All Your Business Insurance Needs

American Insuring Group is an independent insurance agency located near Reading, PA, in Berks County. We can help you get the right business insurance coverage for your business at the best price by researching the most affordable insurance costs from our many competing insurance carriers.  Contact us today at 800-947-1270 and request a no-obligation, no-cost consultation, or fill out the form on our Contact Us page to get started.

Is Business Insurance Too Complicated?

Business insurance: mention the topic and count down the seconds until yawns form and eyes glass over. For some, commercial insurance is just slightly more interesting than reading the phone book or memorizing the periodic table of elements.

Perhaps that’s because business insurance seems complicated, or because we suspect we’ll never really need it.  Talking about what might occur, such as a catastrophe requiring financial assistance, rather than what is likely to occur (business as usual), can seem so abstract, such a waste of time.  

3 Things Needed for Entrepreneurial Peace of Mind

Ah, but think of it this way: wouldn’t it be great to have the peace of mind of knowing that you are financially covered against many of the uncertainties life can throw at you? Isn’t that better than the nagging feeling that you may be unprotected against some unknown liability for which you failed to get the needed business insurance protection? 

To get to that blissful entrepreneurial state of mind, you need 3 simple things, none of which require yoga classes or the  help of a Zen master: 

• Knowledge of basic business insurance terms and types of protection
• A trustworthy and capable independent business insurance advisor
• Decisiveness

Get all three, and in no time you’ll be covered with the right business insurance protection. Whether your business is in Reading, PA, Berks County, Philadelphia, Lancaster, Allentown, or beyond, every business owner who meets those 3 simple criteria sleep better at night. 

Buiding Your Business Insurance Knowledge: 14 Terms You Need to Know

While we can’t cover everything you need to know in this short post, we can get you started by presenting 14 key commercial insurance terms, each with a brief definition, in alphabetical order.  Read over them and then jot down some follow up questions for your independent insurance agent.  Once you have solidified your knowledge, decisiveness will follow. Take action for the good of your business, your employees, and your family.

1. Bonding
   A guarantee of performance required for many businesses, and often by general contractors, janitorial companies, and businesses with government contracts
   
   
2. Broker
   An independent insurance agent who represents multiple insurance companies, and is therefore in a better position to find the right business insurance at the right price vs. a single-company insurance salesman
   
   
3. Business Interruption Insurance
   Coverage to replace lost sales and income suffered due to a covered loss
   
   
4. Direct Writer
   The opposite of a broker, a direct writer represents a single insurance company
   
   
5. Disability Insurance
   Insurance that pays a fixed monthly benefit if one becomes disabled and unable to perform their regular job
   
   
6. Employment Practices Liability Insurance
   Coverage that protects the business from being sued due to the actions of employees, such as discrimination, abuse, sexual harrassment or wrongful termination
   
   
7. Errors and Omissions Liability Coverage
   Protection for accountants, consultants, and other business professionals against damages due to an error or omission in work performed
   
   
8. General Liability Insurance
   Business insurance protection against accidents of bodily injury or property damage to other persons or property
   
   
9. Key Person Insurance
   Life insurance taken out against a key person, typically an executive or other key person, with the business itself as the beneficiary
   
   
10. Package Policy
    A business insurance policy combining several types of protection in one package
    
    
11. Property Insurance
    Protects equipment and other physical property from losses due to fire, theft, and other incidents, and is available in the form of “named peril” and “all risk” versions
    
    
12. Replacement Cost Insurance
    Insures the business for the full current replacement cost
    
    
13. Umbrella Coverage
    Liability insurance protection for amounts exceeding coverage on main policies, in the event a lawsuit exceeds underlying limits of coverage
    
    
14. Worker’s Compensation Insurance
    Business insurance for medical, rehab, and lost wages for employees who are injured at work (usually state mandated)

There you have it. 14 simple business insurance terms that probably have you wondering what coverage you are missing, and ready to contact your independent insurance agent. Do that, and then get ready to be decisive. You’re almost there. 

How to Get Help with Your Business Insurance

Need help in figuring out the right commercial insurance protection for your Reading PA, Berks County, Philadelphia, Allentown, or Lancaster County business? Call us today at (800) 947-1270 for a free consultation, or click to contact us.

Your Stock is the Life-Blood of Your Business

Many businesses are dependent on their stock; without inventory, there can be no sales, and without sales, there is no income, so insuring one's inventory can be critically important. Depending on the type of business, a wide array of products and quality stock could be at risk from unforeseen disasters such as fires or flooding. So, it makes good sense to take out a commercial property insurance policy covering the entire range of your inventory. 

Keeping Up-to-date: Time to Reassess?

And that is precisely what many businesses do; however, not all of them properly reassess their needs when renewing these policies. Has your stock changed in any way? Is there more of it? Less? New products? Has the business grown since the policy was initialized? It’s wise to keep track of what an individual property insurance policy actually covers, and keep it up-to-date as your business grows and changes.

For example, a business originally set up to repair electrical items may have more recently found an ideal niche for selling electrical items to customers. The original policy that was set up would have been sufficient at the time, and was suitable to cover the spare parts the business needed to make repairs, but now it has a much larger inventory of products which it is also selling, which may not be covered under the original policy.

In much the same way, a business could change the way it conducts its services. The original commercial property insurance policy could have been set up just to cover a shop and its products within. But since that time, the business could have started doing home deliveries, in which case the products in-transit en-route to the customer are not covered by the out-of-date policy.

Be Vigilant With Your Inventory Insurance

The lesson here is to always check the small print. Businesses should regularly be aware of any changes they make to their business and be aware if it affects their policy in any way. This also includes things like seasonal changes – businesses may stockpile before Christmas or Easter. Insurance policies should cover these stock rises at specific times of the year. 

Contact the Insurer - Get the Right Insurance for Your Commercial Property

If a business decides it does not have sufficient coverage, or there is a liability gap somewhere in the policy, they should first contact their insurer. It’s very possible the insurer could adjust the policy with little or no hassle, without any complicated papers to fill in.

If, however, the insurance company is unable to cover any changes to a business, the best course of action would be to search for a new commercial property insurance policy covering all the new needs of the business in question. It’s very important to make sure these types of property insurance policies are sufficient for the specific needs or your business. 

Need Help With Your Commercial Property Insurance?

Please call or email us any time for help. We'll guide you through the options and help you find the perfect business insurance coverage to meet your needs.

What is Commercial Property Insurance?

In a nutshell, it’s a type of insurance policy used to cover a commercial property, which spans a broad spectrum of business environments and situations.

Commercial property insurance protects a property in much the same way as domestic property insurance would, and financially protects against perils including fire, natural disaster, and theft, paying out for any losses or damages to the property.

Commercial property insurance is widely available and most commercial properties will carry it, including most manufacturers, restaurants, retailers, charities and non-profit organizations, and service-oriented businesses. In addition, these businesses are usually able to write off the cost of their commercial property premiums as expenses.

Additional Commercial Property Insurance Policies

There are many more additional coverage plans available to purchase for a business property, meaning owners can generally tailor these packages to suit their individual business needs. The most common are:

Boiler and Machinery Insurance

This type of insurance is also referred to as “equipment breakdown” or sometimes “mechanical breakdown coverage”. It provides cover in the event of an accidental breakdown of machinery, boilers, and equipment, and will pay for any repairs or replacements needed, as well as reimbursing for property damage; an example of this would be fire damage to computers.

Debris Removal Insurance

This covers the cost of clearing up debris from a property after a fire, tornado, or flood. For example, in the worst case scenario, a property has been burnt to the ground, leaving a pile of ash and debris which has to be cleared up before any more steps can be taken – this costs money. Property insurance will cover the cost of rebuilding, but debris removal is a whole other ball game.

Builder's Risk Insurance

This type of coverage will protect a property while it is being constructed, from things such as wind or storm damage. Partially-constructed buildings are particularly vulnerable to weather conditions so it is wise to take out a builder’s risk insurance policy.

Glass Insurance

This covers any broken windows or plate glass windows, shop displays etc.

Inland Marine Insurance

Inland marine insurance is used to cover property in transit and property on business premises that does not belong to the business owner; for instance, fire damage in a dry cleaning business.

Business Interruption Insurance

This type of insurance will cover any lost income a business faces when it is unable to operate due to property damage, or loss. For instance, a flood could halt a business for two months – business interruption insurance would pay for rent, taxes, salaries and net profits during that time.

Ordinance or Law Insurance

Ordinance or law insurance will cover demolition and rebuilding costs once a building has been partially destroyed. The general rule is, if more than 50 per cent of a business needs to be rebuilt, it should first be demolished and then rebuilt, staying true to current building codes. Standard commercial property insurance will only cover the cost of replacing the building, and does not cover upgrades.

Tenant's Insurance

Tenant’s insurance is common for commercial leases. Renter’s commercial policies usually cover any damages to improvements made to a rental space, along with any damages caused to the building from employee negligence.

Crime Insurance

This type of insurance will cover robbery of money, burglary, theft, stock, securities and fixtures from outsiders and business employees.

Fidelity Bonds

A bond company can cover any losses caused in the unlikely event of a bonded employee's theft of business money and/or property.

Commercial Insurance Questions?

We're happy to help you with all your insurance needs for both business and home. Should you have questions about the right Commercial Property Insurance for your business, please contact us.

Small Business General Liability Insurance – What You Don’t Know CAN Hurt You

The number of small businesses operating from home has exploded in recent years due to downsizing and other factors. As a result, nearly half of all US homeowners are exposed to some type of business liability risk in their home. From the moonlighting laid-off contractor to the babysitter, to the part-time consultant, most small businesses operating from home have inadequate general liability insurance protection.

A business operating from home is almost completely excluded from liability insurance coverage in standard homeowners insurance policies, yet most small business owners mistakenly think they are properly insured.  The resulting lack of business liability insurance coverage leaves the in-home small business owner dangerously exposed to financial ruin from a lawsuit due to injury or property damage.

Do Your Business Insurance Homework

The key is to do your homework. Don't assume you have business liability insurance coverage under your homeowners insurance policy.  The annual revenue limitation for an in-home business to be covered under a homeowners insurance policy is a paltry $2,000.  Any higher, and most homeowners policies will exclude the exposure.  Even when operating for a time below the $2,000 revenue ceiling, there are limitations to what types of business exposures are covered under a homeowners insurance policy, and these often include many restrictions.

Purchase a Homeowners Insurance Policy with an In-home Business Liability Insurance Extension

Purchasing an in-home business liability insurance rider is the easiest and most economical way to cover your in-home business liability exposure.  Many homeowners insurance policies offer this rider for as little as $150 annually.  Some in-home business insurance exposures do not qualify for the homeowners rider. In such cases a stand-alone general liability insurance policy is the solution.

Need to upgrade your homeowner’s policy to properly insure your in-home business? Contact us for a free, no-obligation business insurance review at 1-800-943-2198.

Understanding Commercial Insurance Can be One Tough Job!  

Being a small business owner today is a tough job!  Between rules and regulations, licenses and taxes, and banking and commercial insurance, it sometimes seems you need your own board of directors just to help manage your business!

At American Insuring Group, Small Business Insurance is our specialty.  We can help you, the business owner, understand not only what commerical insurance protection your company needs, but also what business insurance is required of you to satisfy legal requirements.

Our office represents over a dozen "A" rated general insurance companies that specialize in small business insurance and we have access to dozens more specialty commercial insurance companies that fill specific small business insurance needs for our clients.

So How Many Types of Liability Insurance Are There?

The commercial insurance needs for a business owner can be daunting.  First, there is Public Liability Insurance that is a must to protect the business from lawsuits and claims for injuries or property damage to others.  But Public Liability Insurance isn't that simple.  What type of liability insurance protection do I need?  Is Premises Liability Insurance enough?  What if I leave my business location and go to someone else's home or business location?  Does my Liability Insurance cover me there as well?  What about when I finish a job and leave?  Do I have Completed Operations coverage if sometime later, after the job is finished, someone is hurt by my work or property damage is caused?

Are you a business owner who makes something, sells something, or just handles products someone else makes?  Do you have Product Liability Insurance coverage included in your General Liability Insurance coverage?  What if you harm someone's reputation or cause someone to lose sales, and they look to you for compensation? Personal or Advertising Injury Liability coverage protects the business owner from these claims.

What if an employee claims that you fired them under false pretense?  Or they make an allegation of harassment against you?  Employment Practices Liability Insurance is the protection that any business owner who employs someone must have to be protected.

There are many extentions of Public Liability Insurance the business owner should understand and use to be protected from the unexpected.  At American Insuring Group LTD., our licensed agents have the understanding and experience in Commercial Insurance to help you determine your insurance risks and to identify the insurance solutions to properly cover your businss. 

Workers Compensation Insurance - Are You Operating Legally?

Then, there is Workers Compensation Insurance for the small business that employs people. Most states require the business owner to cover employees for work related injuries.  What if you are a corporation without any employees?  States consider a corporation to be its own entity, and even you, the owner (officer), are considered an employee. Therefore you must either have Workers Compensation Insurance coverage or have the proper exclusion paperwork filed with the Department of Labor and Industry. At American Insuring Group, our licensed staff can help you with all the forms necesasary to be legal. 

Not only does Worker Compensation Insurance cover medical bills and lost wages for employees who get hurt during working hours, but there is a second business insurance coverage that is included with most policies.  Employer's Liability Insurance covers the business owner if an employee presents a claim against his employer for alleged negligence for his injuries.  An example of this is an employee who cuts off his finger on a machine.  Workers  Compensation Insurance would pay medical bills and lost wages, but if he claims the business did not properly maintain the equipment and now he must live life without a finger, the business owner would have protection from such a lawsuit under Employer's Liability Insurance.

Liability Insurance and Worker's Compensation Insurance covers only some of the insurance needs for the business owner. Other types of coverage include: Property Insurance protection, Van Insurance for your business vehicles, Umbrella Insurance for excess insurance protection, Bonding for the contractor's needs and Group Medical Benefits for your employees.

We Can Help You Make the Right Liability Insurance Decisions for Your Business

At American Insuring Group LTD, we take the time to understand your business so we can make sure every exposure to risk is discussed and covered by our small business insurance policies.  Call us today at 800-947-1270 or email me at david@aigltd.com. I would love to meet or talk to you and help you understand your business insurance needs.  If you already are covered by insurance, a second opinion may often uncover coverage gaps or missing insurance coverage that is needed. 

Insurance Savings & News You Can Use is being launched to help educate our customers and potential clients with insurance information you can use, including advice on how to save on car insurance, homeowner's insurance, life and health insurance, and business / commercial insurance. 

Our agency, which is located near Reading, PA, will go in-depth to analyze insurance topics and make the confusing understandable.  We'll do our best to make insurance coverage and terminology clear and concise, so you can make informed decisions on the coverage you need and get the savings you deserve.  We hope to educate, inform, and engage you with our new blog, and we are eager to hear your questions and feedback. 

We are happy to be at your service. Please join the conversation!

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