Skip to content
Pikorua Security

For property managers & REITs

Enforce tenant lease insurance requirements and vendor certificates across your entire portfolio.

Pikorua Security tracks two very different populations in one place: tenants bound by negotiated lease clauses, and service vendors who walk through your lobby every day. Each is checked against its own rules, rolled up by asset, and enforced in the systems your teams already run.

Start free trialExplore demo
Security desk · 200 Meridian Plaza
Fri, Oct 16

Greenway Grounds LLC

Landscaping and irrigation · 7:00 AM

  • General liabilityPolicy GL 5520-1187-40 expired 10/01/2026. No renewal received
  • Owner and manager as AILapsed with the policy
  • Auto liability$1,000,000 CSL, any auto, through 04/15/2027
Hold at security desk
of subcontractor and vendor COIs contain material coverage deficiencies or missing endorsements on first review
71%
of subcontractor and vendor COIs contain material coverage deficiencies or missing endorsements on first review
AGC Risk Committee Audit
to manually review one COI and multi-page endorsement packet against contract specifications
25 to 40 min
to manually review one COI and multi-page endorsement packet against contract specifications
CFMA Time Study
average cycle to collect, audit, chase and resolve one non-compliant COI by hand
28 days
average cycle to collect, audit, chase and resolve one non-compliant COI by hand
Pikorua Security Benchmark Data

Multi-property hierarchy

One roll-up for office, retail, industrial and multifamily.

Asset managers want a percentage. Property managers want the three vendors who cannot come in tomorrow. Pikorua Security builds the hierarchy from your property codes, so the same data answers both.

Portfolio compliance · Lakeshore Realty Partners
Yardi Voyager sync 06:00

90.2% compliant · 45 open across 10 assets

Commercial office

200 Meridian Plaza

Chicago, IL · 420,000 sq ft · Yardi code mer200

Vendors
38/41
Tenants
52/58

Open items

  • Greenway Grounds LLCGL expired 10/01/2026, badge suspended
  • Suite 1630, Northbeam AnalyticsLandlord not AI: CG 20 11 missing

Fund and entity levels. Group assets by fund, ownership LLC or region. Each ownership entity is checked by its exact legal name on every additional insured form.

Asset class defaults. Retail tenants carry liquor and higher aggregates, industrial tenants carry larger property values, multifamily vendors turn over fast. Defaults follow the class; exceptions follow the lease.

Acquisitions. When you buy a building, Pikorua Security reads the seller's certificate files, re-checks them against your standards and names the vendors still listing the prior owner.

Two tracks, one building

Vendor entry and tenant lease compliance run on different clocks.

Recurring service vendors (janitorial crews, elevator mechanics, landscapers) are on site every day or every week. Their risk is immediate: a lapsed policy on Tuesday is a premises claim on Wednesday. They need a gate.

Tenants renew on lease anniversaries and policy dates that rarely line up. Their requirements are negotiated, they include property coverage evidenced on the ACORD 28, and the remedy for a lapse is a lease default process, not a locked door.

Pikorua Security runs both tracks for the same building without mixing their rules or their enforcement.

Compliance tracks · 200 Meridian Plaza
Two rule sets, one building

Brightline Janitorial Services

Service agreement SA-2024-117 · nightly, floors 2 to 18

  • ACORD 25
  • CG 20 26
  • CG 20 01
  • WC 00 03 13
General liability
$1,000,000 / $2,000,000
Additional insured
Owner LLC and property manager, CG 20 26
Primary & non-contributory
CG 20 01
Workers' comp & EL
Statutory / $1,000,000, waiver WC 00 03 13
Auto liability
$1,000,000 CSL, hired and non-owned
Third-party crime
Client property, per agreement section 11

Renewal cadence

  1. Day 60 · 11/02/2026

    Renewal request to vendor and broker

  2. Day 30 · 12/02/2026

    Reminder with the open checklist

  3. Day 15 · 12/17/2026

    Property manager copied

  4. Day 0 · 01/01/2027

    Badge suspended, AP hold in Yardi

Recurring vendors are gated at the door and at accounts payable. Nobody badges in and no invoice is paid on a lapsed policy.

What changes between a vendor and a tenant.

 Vendor entry complianceTenant lease compliance
WhoJanitorial, elevator, landscaping, HVAC, security, snow removal, fire and life safetyOffice, retail, industrial and ground-floor retail tenants
Source of the rulesService agreement insurance exhibit, usually one standard per portfolioThe insurance article of each lease, often negotiated tenant by tenant
DocumentsACORD 25 and endorsement pages: CG 20 26, CG 20 01, WC 00 03 13ACORD 25 with CG 20 11, plus ACORD 28 for improvements and contents
CadenceEvery policy renewal, with entry checked dailyLease commencement, every policy renewal and each lease anniversary
EnforcementBadge suspension, front desk hold, payables holdLease administration task and a default notice ready for review
Owner of the problemProperty operations and accounts payableLease administration and asset management

Watch for vendor policies carrying CG 21 44, which limits coverage to a designated premises or operation. A janitorial contractor whose coverage is tied to its own office is not covered while cleaning your building.

From lease to rule

How a lease insurance article becomes an enforced rule.

Most portfolios are live within two weeks of connecting Yardi or MRI. Lease exceptions are entered once and stay attached to the lease record.

  1. 01
    Week 1Lease admin

    Abstract the insurance article

    Your standard lease forms become rule templates: limits, additional insured parties, ACORD 28 property terms, waiver language, liquor requirements. Negotiated exceptions are recorded per lease.

  2. 02
    Week 1Pikorua Security

    Map tenants and vendors to property codes

    Tenants, leases and vendors come across from your property management system, keyed by property code, so every certificate lands on the right building and entity.

  3. 03
    Week 2Pikorua Security

    Read the files you already have

    Existing certificates are parsed and checked against the new rules. You get the gap list before the first request goes out, sorted by asset and severity.

  4. 04
    OngoingTenant and broker

    Requests, renewals and upload links

    Tenants, vendors and their brokers get one link per request. The 60/30/15/0 day cadence runs on every policy and every lease anniversary.

  5. 05
    OngoingProperty ops

    Enforce by population

    Vendors are gated at the security desk and in payables. Tenant lapses open a lease administration task with the clause, the gap and a default notice ready for review.

Property management systems

Built around Yardi, MRI, AppFolio, RealPage and Entrata.

Your property operations team should never type a vendor into two systems. Pikorua Security reads vendor and lease records from yours and writes compliance status back.
  • Yardi Voyager logoYardi Voyager

    Pikorua Security reads vendors and commercial leases from Voyager, keyed by property code. Compliance status and expiry dates are written back, and invoices from a non-compliant vendor wait in payables until the certificate verifies.

    • Vendors
    • Property codes
    • Commercial leases
    • Payables holds
    How the Yardi Voyager sync works
  • AppFolio logoAppFolio

    Vendor compliance status and insurance expiry dates sync to the AppFolio vendor record, so work orders and bills reflect what Pikorua Security verified.

    • Vendors
    • Work orders
    • Bills
    • Insurance expiry
    How the AppFolio sync works
  • MRI Software logoMRI Software

    Lease insurance terms abstracted in MRI become Pikorua Security tenant rules, and tenant and vendor status flows back by building.

    • Leases
    • Tenants
    • Vendors
    • Buildings
    How the MRI Software sync works
  • RealPage logoRealPage

    For multifamily portfolios, vendors sync by community so turnover painters, pool services and landscapers are verified before they receive a work order.

    • Communities
    • Vendors
    • Compliance status
    How the RealPage sync works
  • Entrata logoEntrata

    Vendor onboarding waits on Pikorua Security verification, and vendors approaching expiry are flagged to the site team before the next job is scheduled.

    • Properties
    • Vendors
    • Expiry alerts
    How the Entrata sync works
We used to learn a vendor's policy had lapsed when a claim came in. Now the security desk knows before the van is parked.
Director of Property OperationsNational multifamily REIT managing 14,000 unitsRead the case study

Keep reading

More for property teams.

Endorsement guides

Vendor trade guides

Product

Customers & reading

FAQ

Questions property teams ask first.

Pikorua Security is an automated compliance verification software platform. Pikorua Security does not provide legal advice, insurance underwriting, or claims adjusting services, and is not an insurance agency or broker. Receipt of a certificate of insurance does not guarantee coverage under the underlying policy.

Talk to sales
Should a tenant send an ACORD 25, an ACORD 28, or both?
Usually both. The ACORD 25 (Certificate of Liability Insurance) evidences general liability, umbrella and workers' comp. The ACORD 28 (Evidence of Commercial Property Insurance) evidences the tenant's property coverage on improvements, contents and business income. Most commercial leases require both, and Pikorua Security checks each against the lease's insurance article.
Which endorsement names the landlord on a tenant's liability policy?
Most often CG 20 11, Additional Insured, Managers or Lessors of Premises, with the premises scheduled. Some carriers use a blanket form that applies when a written lease requires it. Pikorua Security checks the form, the edition date, that the premises match the lease, and that both the ownership entity and the property manager are covered.
Can Pikorua Security stop a lapsed vendor at the front desk?
Yes. The security desk gets a daily cleared list per building, and on Enterprise Pikorua Security can suspend badges through access control connectors such as Openpath and Brivo. A held vendor and its broker receive an upload link; the badge reactivates when the renewal verifies.
How do you handle hundreds of leases with different insurance clauses?
Start from a standard rule template per lease form, then record the negotiated exceptions on each lease: a higher umbrella here, a liquor requirement there, a mutual waiver in section 14.3. Each tenant is checked against its own lease, keyed to the Yardi or MRI lease record.
Does Pikorua Security replace our broker or lease counsel?
No. Pikorua Security is software that verifies certificates and endorsements against the requirements you set. It does not provide legal advice, is not an insurance agency or broker, and does not sell, bind or underwrite insurance. Your counsel writes the lease; Pikorua Security makes sure tenants keep up with it.

14-day free production trial

See which tenants and vendors are uninsured at your buildings today.

Upload one property's certificate files. Pikorua Security checks every tenant against its lease and every vendor against its service agreement in about 10 minutes.

Start free trialExplore demo