7 COI Deadlines Property Managers Miss — And What Each One Costs
Most property managers don't know they're exposed until they get the call. Here are the 7 most commonly missed certificate of insurance deadlines and the real financial risk behind each one.
No sign-up required. No email needed. Just the checklist.
Every year, property managers face unexpected liability claims because a contractor's certificate of insurance lapsed — often without anyone realizing it. The average general liability claim runs $25,000–$75,000. A proper COI tracking system catches these before they happen. This checklist shows you exactly what to watch for.
The 7 Deadlines
Each one represents a coverage gap that puts your properties at risk.
1
General Liability Expiration
CoversBodily injury and property damage caused by contractor operations on your property
If missedYou're liable for all costs from on-site incidents. Average claim: $25,000–$75,000.
2
Workers' Compensation Lapse
CoversInjuries to contractor employees that occur on your property
If missedYou may be held responsible for medical costs and lost wages. Average workers' comp claim: $40,000+.
3
Auto Insurance Gap (Contractor Vehicles)
CoversAccidents involving contractor vehicles traveling to or working at your property
If missedYour property insurance may be forced to cover vehicle accidents. Average claim: $15,000–$30,000.
4
Professional Liability Lapse
CoversErrors or negligent work by licensed contractors (electricians, plumbers, HVAC, etc.)
If missedYou absorb the full cost of contractor errors. Average claim: $10,000–$50,000.
5
Umbrella Policy Gap
CoversClaims that exceed the limits of primary liability policies
If missedLarge incidents exceed primary policy limits. Out-of-pocket exposure is unlimited.
6
Subcontractor COI Not Obtained
CoversWork performed by subcontractors hired by your main contractor — often without your knowledge
If missedYour property is exposed to uninsured workers on-site. Zero coverage for any incidents they cause.
7
Renewal Not Tracked After Policy Anniversary
The issueAnnual policies renew on their own anniversary date — not your fiscal year. Most property managers don't know when each contractor's policy renews.
If missed30-day coverage gaps are common. Any incident during that window falls entirely on you.
The Fix: Automated COI Tracking
A proper COI tracking system alerts you 60, 30, and 7 days before any of these expire — automatically. Contractors upload their own certificates through a shareable link. You see every expiry date in one dashboard. Nothing slips through.
COI Tracker — starting at $89/month. Setup takes 5 minutes. Cancel anytime.