Whether you own a duplex, a 50-unit building or a portfolio held in LLCs, your lender and your escrow officer need proof of insurance before closing, and they need it right. We write investment properties every week, from purchase and refinance to renovation, ADU additions and ground-up construction, and we send binders and evidence of property insurance directly to escrow.
Start a real estate investors quote or call 888-391-5981.
Common risks
- A tenant or visitor is injured on the property and sues the owner
- A fire or water loss leaves units empty with no rent coming in
- A lender rejects your policy because the mortgagee clause, limits or valuation are wrong
- A renovation or ADU addition isn’t covered by the existing policy
- A building sits vacant between tenants or during a rehab
Coverage most real estate investors need
| Coverage | Why it matters |
|---|---|
| Property (building) | Covers the building at replacement cost, which most lenders require, with the lender named as mortgagee (ISAOA/ATIMA). |
| Loss of rents | Replaces rental income while the building is being repaired after a covered loss. |
| Landlord / premises liability | Injuries and property damage on the premises. Often written as lessor’s risk only (LRO) when tenants run the business. |
| Builder’s risk | The structure during renovation, ADU additions or new construction. |
| Vacant property | Buildings or land between tenants or before a rehab. |
| Umbrella | Extra liability limits across several properties. |
California requirements & what to know
Things that hold up closings in California:
- Mortgagee clause: the lender’s exact name, “ISAOA/ATIMA” wording and loan number must match the loan documents.
- Replacement cost: most lenders want the building insured to its estimated replacement cost, not the purchase price.
- Wildfire and brush areas: many standard carriers have pulled back. We work with surplus lines markets and the California FAIR Plan with a difference-in-conditions (DIC) policy when needed.
- LLC ownership: the named insured should match how title is held, or a claim can be delayed.
Why business owners work with Pierce
- We’re an independent agency with access to standard carriers and specialty (surplus lines) markets, so we can place risks many agents turn down.
- A licensed agent handles your account from quote to renewal.
- Certificates of insurance, additional insureds and policy changes are handled fast. Request a COI.
- Local offices in San Dimas and Monrovia.
Related: Apartment & rental owners · Vacant property & land · Builder’s risk · Rental properties
Frequently asked questions
How fast can you get a binder to escrow?
For most properties we can quote and bind within a day or two once we have the address, the year built, the square footage, the roof age and the lender’s mortgagee clause. Send us your escrow officer’s contact and we’ll deliver the documents directly.
Can you insure a property owned by an LLC?
Yes. Most of the investment properties we write are held in LLCs. The policy is issued to the LLC, and individual members can be added as additional insureds.
Do you insure properties outside Los Angeles County?
Yes. We write investment property across California, and in some cases out of state.
What does a lender usually require?
Replacement-cost property coverage, the lender named as mortgagee with ISAOA/ATIMA wording, a deductible within their limit and, for rentals, loss of rents. We review the lender’s insurance requirements before binding.