{"id":891795,"date":"2017-03-17T10:34:14","date_gmt":"2017-03-17T16:34:14","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=891795"},"modified":"2017-03-17T10:34:14","modified_gmt":"2017-03-17T16:34:14","slug":"techniques-maximize-sdi-coverage-streamline-claim-process","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/techniques-maximize-sdi-coverage-streamline-claim-process\/","title":{"rendered":"Techniques to Maximize SDI Coverage and Streamline the Claim Process"},"content":{"rendered":"

Christopher Barbarisi | Construction Executive<\/a> | February 21, 2017<\/p>\n

Design-builders, general contractors and \u201cat\u00a0risk\u201d construction managers are all vulnerable to the risk of a subcontractor\u00a0default. Aside from contract-related safeguards, such as increased retention,\u00a0joint checks and letters of credit, subcontractor surety bonds have been the\u00a0traditional mechanism for third-party risk transfer.<\/p>\n

First introduced in the mid-1990s, subcontractor\u00a0default insurance (SDI) provides a viable \u201cfirst-party\u201d insurance alternative\u00a0to traditional surety bonds. To compete with surety bonds, SDI policies are\u00a0heavily marketed as having a more efficient claim processes. In practice, the\u00a0SDI claim process is not without its challenges. Effective techniques can be\u00a0employed to streamline the process and keep the project funded and on track.<\/p>\n

WHAT IS SDI?<\/span>
\nIn its broadest sense, SDI is a first-party\u00a0insurance policy that indemnifies the insured for costs incurred as a result of\u00a0a default by one of its subcontractors. The product was designed to directly\u00a0address many of the disadvantages associated with traditional surety bonds.\u00a0Unlike surety bonds, which typically lack transparency as to the types of\u00a0covered losses, SDI policies typically cover all paid project losses, including\u00a0costs to complete a defaulted subcontractor\u2019s scope of work and the costs to\u00a0correct defective or nonconforming work. SDI policies also typically cover\u00a0indirect costs, such as costs to investigate the default, legal and consultant\u00a0fees, as well as costs associated with project delays and acceleration.<\/p>\n

Typical policies can be purchased with limits up to $50\u00a0million per claim\/$150 million aggregate for direct claims and $5 million for\u00a0indirect costs. SDI will not advance payments to the insured for project\u00a0losses. Rather, the losses must be paid by the insured before they can be\u00a0recouped through SDI. Moreover, project owners can be added to an SDI policy\u00a0through a financial interest endorsement, and dedicated limits can be provided.<\/p>\n

Another key advantage of SDI is the element of control\u00a0given to the named insured over which subcontractors are enrolled in the\u00a0program. The prequalification process usually includes a comprehensive\u00a0financial analysis of the subcontractor. This control carries over to\u00a0subcontractor defaults.<\/p>\n

Unlike surety bonds, which require the contractor to\u00a0wait for a surety to conclude its investigation into the merits of a\u00a0subcontractor default, most SDI policies give the insured the sole right to\u00a0declare a default, which would trigger policy coverage. Moreover, unlike surety\u00a0bonds, where the surety decides the post-default course of action, SDI permits\u00a0the insured to decide whether to finance the defaulted subcontractor or hire a\u00a0replacement to complete the work.<\/p>\n

ADVANCED NEGOTIATION<\/span>
\nSDI\u00a0insurance is not without its drawbacks. Certain key SDI policy provisions can\u00a0have significant impacts on both the timing and scope of post-default claim\u00a0recovery. Depending on a firm\u2019s buying power, effectively negotiating SDI policy\u00a0language during the procurement process can have a dramatic and positive impact\u00a0on the claim process.<\/p>\n

Most SDI policies\u00a0give the carrier subrogation rights against a defaulted subcontractor. In other\u00a0words, the carrier paying the claim proceeds to the insured may bring a lawsuit\u00a0in the name of the insured against the defaulted subcontractor to recover the\u00a0payment. If the suit is unsuccessful, the carrier can seek recovery of the\u00a0claim payment from the insured. Before purchasing an SDI policy, the insured,\u00a0through its broker or counsel, should seek to negotiate modifications to this\u00a0policy language to avoid disgorgement of the policy proceeds or allow the\u00a0insured to control the subrogation lawsuit.<\/p>\n

Another common SDI term that must be considered is the\u00a0\u201cother insurance\u201d clause. These clauses typically require the insured to pursue\u00a0and exhaust any other project insurance triggered by the subcontractor\u2019s\u00a0default before pursuing the SDI policy. The insured that pays significant\u00a0premiums for an SDI policy should not be forced to first pursue other project\u00a0insurance implicated by the default.<\/p>\n

SDI policies typically require claim payments within 30\u00a0days of the submission of a \u201csatisfactory\u201d proof of loss. In reality, because\u00a0\u201csatisfactory\u201d is typically undefined in most SDI policy forms, insurers may\u00a0focus on this undefined policy language to delay the 30-day payment clock.\u00a0Although the insurer must apply the term in a commercially reasonable manner,\u00a0the insurer\u2019s judgment may lead to delayed payments. Insureds should seek SDI\u00a0policy modifications to define the term \u201csatisfactory.\u201d<\/p>\n

Moreover, common SDI policy language concerning\u00a0coverage for project contracts acquired from other entities or those\u00a0transferred from the insured to another entity should be modified to help\u00a0maintain coverage in the event that a project requires modifications to project\u00a0scope completion responsibilities.<\/p>\n

Finally, SDI policy language that prohibits enrollment\u00a0of subcontractors with contractors valued above certain benchmarks (e.g., $40 million)\u00a0must be addressed. Upfront clarification should be sought from the carrier to\u00a0determine whether project change orders that bring the value of an otherwise\u00a0covered subcontract above the benchmark will result in an exclusion of the\u00a0entire subcontract from coverage.<\/p>\n

POST-DEFAULT<\/span>
\nOnce a\u00a0subcontractor default occurs, the process of streamlining a claim should begin\u00a0before a claim is even submitted to the carrier. Almost immediately, the\u00a0insured should takes steps to minimize the impacts of the default by\u00a0identifying pitfalls affecting the project owner and the overall completion of\u00a0the project. Properly documenting the entitlement and facts of the default also\u00a0will prove useful if the SGI insurer challenges the propriety of the default. A\u00a0claim strategy should be developed that is proactive and aligns the project\u00a0controls with the real-time claim preparation.<\/p>\n

In preparing a proof of loss, the actual calculations\u00a0are rather simple: Reconcile the remaining available subcontract value against\u00a0the work scope completion costs. The overrun is the base claim. The difficulty\u00a0tends to be more about establishing a reasonable level of documentation, which\u00a0should be arranged in a way that clearly marks the project status and contract\u00a0values both pre- and post-default. Investing time to prepare a well-documented\u00a0claim will pay off by setting the pace of the post-claim process. Claim\u00a0processing delays can be avoided by giving in on small or undocumented items.<\/p>\n

Claims for delays, extended project overhead or\u00a0increased general conditions will be viewed skeptically by the insurer and lead\u00a0to claim processing delays unless documentation can clearly link these costs to\u00a0the defaulted subcontractor.<\/p>\n

Although most SDI\u00a0polices require payment within 30 days after the proof of loss is submitted,\u00a0the process is, in practice, usually quite longer. The insured should expect a\u00a0reservation of rights letter from the SDI carrier accompanied by a rather\u00a0extensive request for information. In many cases, the claim process will\u00a0involve multiple rounds of RFIs with responses. The RFI process is designed to\u00a0rectify defects in the proof of loss submission.<\/p>\n

Depending on the\u00a0complexity of the claim, the RFI process can be rather lengthy. The insured\u00a0should anticipate preparing detailed responses accompanied by backup claim\u00a0documentation. Practically speaking, the insured RFI responses should take time\u00a0to build strong narratives, as they will follow the company throughout the\u00a0claim process. Moreover, the responses should create positive positions by\u00a0highlighting consistent positions taken by the insurer in other cases.\u00a0Importantly, the insured should be prepared to keep the project independently\u00a0funded during this process.<\/p>\n

Lastly, most SDI policy forms provide for mandatory,\u00a0binding arbitration of coverage disputes. This can be problematic particularly\u00a0given the latent ambiguities many SDI policy forms contain compared to more\u00a0common insurance policies. These ambiguities are likely to trigger coverage\u00a0disputes. In that event, insureds will want to take steps to avoid arbitration\u00a0and have the benefit of a judicial forum, with an appellate process.<\/p>\n

SDI policies are viable risk transfer options that\u00a0offer many benefits. Many of the drawbacks related to the claim process can be\u00a0eliminated through advanced policy language negotiation, especially for larger\u00a0policy purchasers, which will be perceived by the carrier as repeat customers.\u00a0Drawbacks that cannot be negotiated can be minimized by employing preparation,\u00a0organization and diligence, as well as competent legal counsel.<\/p>\n","protected":false},"excerpt":{"rendered":"

Christopher Barbarisi | Construction Executive | February 21, 2017 Design-builders, general contractors and \u201cat\u00a0risk\u201d construction managers are all vulnerable to the risk of a subcontractor\u00a0default. Aside from contract-related safeguards, such as increased retention,\u00a0joint checks and letters of credit, subcontractor surety bonds have been the\u00a0traditional mechanism for third-party risk transfer. First introduced in the mid-1990s, subcontractor\u00a0default… Continue reading Techniques to Maximize SDI Coverage and Streamline the Claim Process<\/span><\/a><\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","enabled":false},"version":2}},"categories":[14,9914],"tags":[9895,3,9939,9123,121],"class_list":["post-891795","post","type-post","status-publish","format-standard","hentry","category-construction-2","category-insurance-coverage","tag-advise-consult","tag-insurance-claims","tag-sdi-coverage","tag-subcontractor-default-insurance","tag-subcontractors","entry"],"jetpack_publicize_connections":[],"yoast_head":"\nTechniques to Maximize SDI Coverage and Streamline the Claim Process - 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