Ran into this exact issue last year—builder's insurance didn't fully cover some water damage caused by a subcontractor. Couple things I learned:
- Builder's policies often exclude certain subcontractor errors.
- Always double-check if subs have their own coverage.
- Consider supplemental homeowner's coverage for peace of mind...
"Always double-check if subs have their own coverage."
Did you find subs were generally upfront about their coverage? Had a similar hiccup with an electrician last summer... thankfully minor, but it made me wonder how common this oversight is.
From what I've seen, it really varies. Some subs are super transparent and will even hand you their insurance details before you ask, while others...well, let's just say they're less forthcoming. Had a similar situation a couple years back with a plumber during our kitchen remodel. He casually mentioned he had coverage, but when I asked for specifics, he got a bit cagey. Turned out he had minimal coverage that wouldn't have fully protected us if something serious went wrong.
Since then, I've made it a habit to ask directly and request proof of insurance upfront—politely, of course. Most reputable subs don't mind at all and see it as part of the routine. But I do think there's a genuine oversight sometimes; subs might assume the general contractor's insurance covers everything, or they simply don't realize their own coverage has gaps.
One builder friend of mine mentioned that he's seen subs whose policies lapsed without them even knowing. Apparently, smaller outfits sometimes forget renewal dates or miss payments, and suddenly they're uninsured without realizing it. So yeah, definitely worth double-checking.
Have you found that certain trades tend to be less insured than others? Or is it more random in your experience? Curious if anyone else has noticed patterns here.
In my experience, it's less about certain trades being uninsured and more about the size and maturity of the business. Smaller outfits or newer subs often overlook proper coverage—not intentionally, but because they're juggling a million other things. I've seen electricians with impeccable insurance and others who barely knew what their policy covered. It's not trade-specific, just depends on how organized and established they are...and how seriously they take risk management.
Had a project a few years back where the plumber—great guy, super talented—had no clue his policy didn't cover water damage. Found out the hard way after a pipe burst overnight... It's definitely about awareness and experience, not just trade specifics.
