Vendor insurance requirements for property managers
DueFiles
Last reviewed 2026-09-23
A property roster is not one insurance standard. The landscaper, the roofer, and the janitorial vendor can all be active at the same building and still owe different evidence. This note compares those three requirements. The property management workflow is where the file is operated.
Landscaper
A landscaper is usually on the property during the season, week after week. The requirement often names general liability limits, the owner and the manager as certificate holder and as additional insureds for ongoing operations, and a waiver if the service agreement asks for one. CG 20 10 is the ongoing-operations form. Completed operations may not be in a routine grounds contract. Do not add CG 20 37 unless the contract names it. Automobile coverage matters if trucks enter the property. The renewal is the next season, on the same vendor file.
Roofer
A roofer is a capital project. While the crew is on the roof, ongoing operations apply. After the crew leaves, completed operations are why CG 20 37 is in so many roofing requirements. Limits are often higher than the landscaper's. The owner and the manager both belong on the requirement if the contract names both. A checked additional insured box does not choose between CG 20 10 and CG 20 37. The roofing comparison is the short version.
Janitorial
A janitorial vendor is often in the building when residents are not, and may bring subcontractors for the night crew. The requirement usually names the owner and the manager, general liability, and a waiver of subrogation on general liability and on workers' compensation if the contract asks for both. Workers' compensation is about the people on site. A waiver on the prime vendor does not close a subcontractor's file. Fidelity or a bond shows up in some cleaning contracts. Add it only when the contract names it.
One roster, three requirements
Put each vendor on the requirement that matches the trade and the property. The same company can be compliant for grounds work and open for a roof. The free workspace covers 10 vendors if you want to run the file. The free COI checker reads one certificate and does not decide that a vendor is clear to work. A reviewer confirms the packet.
This is an operations summary for people collecting vendor files. The policy, the endorsement schedule, and your contract control. It is not legal advice.