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Pikorua Security

Elevator & Conveying subcontractors

Elevator & Conveying subcontractor COI requirements

Elevator contractors tend to be large, well-insured firms, which is why the trade posts the lowest defect rate in Pikorua Security's 2026 benchmark at 58%. The deficiencies that remain are subtle: manuscript blanket additional insured forms with narrow triggers, installation floaters that stop at turnover, and maintenance contracts that keep the contractor in the building for years with ongoing operations exposure.

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Elevator & Conveying audit

Vertical Access Elevator Co.

St. Brendan Medical Pavilion

Deficient
CGL policy
GL 6020-1458-73
AM Best
A+ XV
Carrier
Tidewater General Insurance Co.
  • DeficientBlanket AI

    Manuscript form covers direct contracting party only; owner not included.

  • ReviewSIR

    $500,000 self-insured retention applies before AI defense.

  • ReviewFloater

    Installation floater expires 21 days before scheduled turnover.

15 rules checked, 1 deficient. Scanned Oct 8, 2026, 10:02 AM ET. Notice sent to sub and broker.
of elevator subcontractor COI packets are deficient on first review
58%
of elevator subcontractor COI packets are deficient on first review
Pikorua Security 2026 Benchmark
trade rank by defect rate, 13 points below the all-trade average
14 of 14
trade rank by defect rate, 13 points below the all-trade average
Pikorua Security 2026 Benchmark
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
of COIs claiming additional insured status fail to attach the CG 20 37 completed operations endorsement
64%
of COIs claiming additional insured status fail to attach the CG 20 37 completed operations endorsement
IRMI Construction Risk Survey

Typical exhibit

Typical elevator insurance requirements

The limits Pikorua Security's elevator rule template starts from. Your subcontract exhibit controls; set it once per project and every elevator certificate is checked against it.
Rules in template
15
Hazard tier
High
Typical insurance requirements for elevator subcontractors
CoverageTypical limitWhat to check
Commercial general liability (CG 00 01, occurrence)$2,000,000 each occurrence / $4,000,000 general aggregateNational elevator firms often carry large deductibles or self-insured retentions; ask who funds the retention.
Products-completed operations aggregate$4,000,000Entrapments, leveling faults and door injuries after turnover drive completed operations claims.
Business auto liability$1,000,000 combined single limitMechanic service fleets; hired and non-owned included.
Umbrella / excess liability$10,000,000 each occurrence and aggregatePassenger injury severity and hoistway falls justify the higher tier.
Workers compensation / employer's liabilityStatutory / $1,000,000 each accident, $1,000,000 disease each employee, $1,000,000 disease policy limitElevator constructors work in open hoistways; confirm WC covers every state where crews are based.
Installation floaterValue of machines, controllers, rails and cabs until acceptanceElevator equipment is delivered early and stored on site for months before installation.

Endorsement checklist

Forms to see attached, not just checked

A Y in the ADDL INSD column is not an endorsement. Ask for each form below by number and edition, and read the elevator sub's schedule of forms against it.

Exclusion watchlist

Exclusions that void elevator coverage

These never appear on an ACORD 25. They sit in the declarations schedule of forms and the endorsement pages, which is where Pikorua Security reads.
  • Red flag

    Manuscript blanket additional insured forms

    Large elevator firms often use carrier-specific blanket AI forms instead of ISO CG 20 38 or CG 20 40. Their triggers vary: some require a contract signed before the loss, some cover only the direct contracting party, some exclude completed operations. Read the trigger, not the checkbox.

  • Red flag

    Construction use of elevators

    When the GC uses a car for hoisting or personnel before turnover, elevator contractors often contract out of liability for that use. Read the subcontract and the policy together, because the insurance follows the contract.

  • Red flag

    CG 21 44 Limitation of Coverage to Designated Premises, Project or Operation

    Rare for national firms, more common on smaller regional installers. A policy limited to service work at scheduled locations will not cover new installation on your project.

    Read the CG 21 44 guide
  • Red flag

    Large self-insured retention endorsements

    An SIR means the named insured, not the carrier, pays the first dollars of a claim, including defense of additional insureds. If the SIR is large, confirm the endorsement allows the additional insured's defense to start before the retention is satisfied.

Why elevator COIs fail least, and how they still fail

Elevator and escalator installation is concentrated among large firms with dedicated risk departments and established carrier programs. Limits clear the exhibit, the AM Best rating is strong, and waivers are standard. That is why the trade posts the lowest first-review defect rate in Pikorua Security's benchmark.

The findings that remain sit in the wording. Large firms use carrier manuscript blanket forms rather than scheduled CG 20 10 and CG 20 37. Those forms can limit additional insured status to parties in direct contract, require a contract executed before the injury, or omit completed operations. Pikorua Security reads the blanket form and maps it to the ISO equivalent, so the risk manager sees in plain terms whether it behaves like CG 20 38 or CG 20 40.

From installation to maintenance

An elevator contractor's relationship with a building rarely ends at turnover. Most installers sign a maintenance agreement with the owner, inspecting and servicing the equipment under ASME A17.1 and local code. That changes the insurance question: the contractor is now performing ongoing operations at the property for years, and the owner or property manager needs ongoing operations additional insured status for the life of the maintenance agreement.

  • At turnover, move the vendor from the GC's project template to the owner's service template.
  • Require CG 20 10 or a blanket ongoing operations form naming the owner and property manager.
  • Keep CG 20 37 in force for the installation's completed operations period.

Retentions, floaters and the turnover date

Two more checks round out an elevator packet. First, retentions: when the named insured carries a large self-insured retention, the additional insured's defense may not begin until the retention is satisfied, so check the SIR endorsement for how additional insureds are treated. Second, the installation floater: elevator equipment is delivered early and stored for months, and the floater should cover it until acceptance. Pikorua Security records the turnover date and confirms the floater does not expire before it.

How to verify an elevator sub's COI

A manual review of one COI and its endorsement packet takes 25 to 40 min (CFMA Time Study). These are the six checks, in the order Pikorua Security runs them.

  1. 1

    Match the named insured to the subcontract

    Compare the named insured on the ACORD 25 with the legal entity that signed the elevator subcontract, including the LLC or Inc. suffix. A trade name or DBA is not the contracting entity, and additional insured coverage follows the policy's named insured.

  2. 2

    Check limits against your elevator exhibit

    Confirm commercial general liability of $2,000,000 each occurrence / $4,000,000 general aggregate, an umbrella of $10,000,000 that follows form over CGL, auto and employer's liability, and statutory workers compensation. Then confirm installation floater is evidenced, because it does not appear on a standard ACORD 25.

  3. 3

    Read the endorsement pages, not the checkboxes

    A Y in the ADDL INSD or SUBR WVD column is not an endorsement. Confirm CG 20 10, CG 20 37, CG 20 01, CG 24 04, WC 00 03 13, CA 20 48, CG 20 38 and CG 20 33 are attached as forms, and that the ongoing and completed operations forms share the same edition date.

  4. 4

    Scan the schedule of forms for elevator exclusions

    Look for manuscript blanket additional insured forms, construction use of elevators, CG 21 44 Limitation of Coverage to Designated Premises, Project or Operation and large self-insured retention endorsements. None of these appear on the certificate; they sit in the declarations schedule of forms and the endorsement pages.

  5. 5

    Check carrier ratings and policy dates

    Confirm each carrier is rated A- VII or better by AM Best and that no policy expires before the elevator scope and its completed operations period are finished. Set renewal reminders at 60, 30, 15 and 0 days.

  6. 6

    Hold payment and site access until resolved

    Keep the elevator sub's pay applications and jobsite badges on hold until every finding is resolved, then file the verified packet so it is ready if you ever need to tender a claim.

Try it

Is this elevator COI compliant?

Toggle what Vertical Access Elevator Co.'s packet shows. The verdict updates the way Pikorua Security's elevator template scores it.

What the packet from Vertical Access Elevator Co. shows

  • Behaves like CG 20 38 or CG 20 40

  • CG 20 37 or blanket equivalent

  • Retention must be satisfied first. Red flag if present.

  • Covers stored equipment

  • Applies to the GC and owner

  • Both GL and WC

Switch on = present in the packet. Switch off = missing.

Deficient: 3 findings

  • Blanket AI reaches the owner

    Owner is not an additional insured.

  • SIR delays additional insured defense

    AI defense waits on the named insured's retention.

  • Floater runs through turnover

    Stored equipment uninsured before acceptance.

Pikorua Security would send a deficiency notice to the sub and its broker citing each item, and hold payment until a corrected endorsement arrives.

Related trades

All 14 trade guides

Questions

Elevator & Conveying COI questions

Why do elevator subcontractors have the lowest COI defect rate?
Elevator installation is concentrated among large firms with mature insurance programs, so limits, ratings and waivers usually meet the exhibit. Pikorua Security's 2026 benchmark puts the trade at 58% deficient on first review. The remaining findings are mostly about blanket additional insured wording and self-insured retentions.
Is a manuscript blanket additional insured form acceptable from an elevator contractor?
It can be, if its trigger and scope match your contract. Check whether it requires a written contract signed before the loss, whether it extends to parties without direct privity such as the owner, and whether it includes completed operations. Pikorua Security compares the wording against ISO CG 20 38 and CG 20 40 and flags the gaps.
What should a property manager require from an elevator maintenance vendor?
Ongoing operations additional insured status for the owner and property manager, primary and noncontributory wording, waivers of subrogation on GL and WC, and limits matching the maintenance agreement. Maintenance is ongoing work, so ongoing operations coverage matters for the full contract term.

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