Carrier A
Admitted · named peril · $186,400
- Building$42.0M
- AOP, wind$25k · 2%
- Flood · quake · cyberExcluded
Sample quotes · not a live placement
Harborline Distribution
TIV $74.4M · building $48.2M · BPP $9.4M · BI $16.8M
Three carrier quotes
Carrier B
Surplus · special form · $241,900
- Building$52.0M
- AOP, wind$50k · 5%
- Flood · cyber$2.5M · $1.0M
Carrier C
Admitted · special form · $214,750
- Building$48.2M
- AOP, wind$100k · 2%
- Quake · flood$5.0M · excluded
Conflicts and gaps
Premium order is A, then C, then B. That order hides a $6.2M building hole on A and a 5% wind deductible on B.
- A writes $42.0M on a $48.2M building. A total loss leaves $6.2M uninsured.
- A is named peril. B and C are special form. Water damage, collapse, and most theft sit outside A.
- Wind and hail on building plus BPP ($57.6M). A and C take 2% ($1.15M). B takes 5% ($2.88M). Same storm, $1.73M more out of pocket on B.
- Flood. Only B offers a limit, and it is a $2.5M sublimit on a Bayport warehouse. A and C exclude it.
- Ordinance or law. A excludes it. C pays Coverage A only. B gives A plus B at $1.0M. 1987 tilt-wall rebuild will hit current Houston fire and wind code.
- Business interruption. A is $12.0M for 12 months. That is $4.8M under the $16.8M TIV. B is $18.0M for 18 months. C matches TIV for 12 months.
- Soft costs appear only on B ($250k). Cyber appears only on B ($1.0M first party). Quake appears only on C ($5.0M).
Field compare
Building limit
- A
- $42.0M $6.2M under TIV
- B
- $52.0M
- C
- $48.2M matches TIV
Form
- A
- Named peril basic perils only
- B
- Special form (all risk)
- C
- Special form (all risk)
AOP deductible
- A
- $25,000
- B
- $50,000
- C
- $100,000
Wind and hail
- A
- 2% of building plus BPP · $1.15M
- B
- 5% of building plus BPP · $2.88M $1.73M above A and C
- C
- 2% of building plus BPP · $1.15M
Flood
- A
- Excluded no flood
- B
- $2.5M sublimit token vs TIV
- C
- Excluded NFIP residual only
Earthquake
- A
- Excluded
- B
- Excluded
- C
- $5.0M
Cyber
- A
- Excluded
- B
- $1.0M first party
- C
- Excluded
Business interruption
- A
- $12.0M · 12 months · 72-hour wait $4.8M under TIV
- B
- $18.0M · 18 months · extra expense · 24-hour wait
- C
- $16.8M · 12 months · 72-hour wait matches TIV
Ordinance or law
- A
- Excluded no code upgrade
- B
- Coverage A and B · $1.0M
- C
- Coverage A only undamaged portion only
Soft costs
- A
- Excluded
- B
- $250,000
- C
- Excluded
Talk-track
Open the compare, not the premiums. A is cheapest because it is $6.2M short on the building and named peril. Raise the holes that survive a Houston wind or flood year. Leave Harris County quake for the lender if they asked.
- Ask whether they will sit with a $6.2M uninsured building on A, or pay C to match TIV, or buy B’s surplus limit.
- Read the wind number in dollars. B’s 5% is about $1.73M more than A or C on the same storm.
- Do not treat B’s $2.5M flood sublimit as a flood program. Park NFIP plus excess flood as a separate bind.
- On a 1987 tilt-wall, ask whether a total-loss rebuild clears current Houston fire and wind code without ordinance Coverage B and C.
- A’s BI is $4.8M light. If the WMS is down more than a year, A is the wrong form even if the building limit were fixed.
- B’s $1.0M cyber is a bolt-on, not a tech program. If the warehouse management system is material, place cyber on its own.