NAICS CANADA CODE: 531111 Lessors of residential buildings and dwellings (except social housing projects)

Description of Operations:

Apartments offer long-term accommodations for individuals through a rental agreement. They can be one story or multi-story and may provide a wide range of services.

  • Property exposures are those of a private home but multiplied by a number of families. The age of the building(s) is an important consideration, along with updating of wiring, heating, air conditioning, plumbing and roof. Was the building originally built as an apartment or was it converted? How are the utilities controlled? Are there individual heating units or does a boiler supply heat to all? Who maintains these units — wherever they are? Are all apartments in one fire division or are there separating firewalls separating units and floors? Are there smoke/fire alarms in all units and hallways? Are they checked regularly? Is there a laundry area for the complex or does each unit have its own hookups?

  • Crime exposure can be significant or minimal. Employee Dishonesty is important and must be controlled through the use of receipts and regular monitoring. Inventory must be controlled by limiting ordering and conducting physical inventories on a regular basis. Access to apartments must be controlled, as must the master keys. Money and securities can be a problem on rent collection day. Deposits should be made promptly and appropriate security should be provided.

  • Inland marine exposure is from Contractors’ Equipment for the lawn and other repairs. Exposure will vary, based on how maintenance is provided. In addition, there are accounts receivables, computer and valuable papers (leases) exposures. Duplicates of all data should be made and kept off premises for easy replication in the event of a loss.

  • Occupiers’ liability exposure is from Life Safety. Units must comply with all governmental codes on smoke and fire detection, fire extinguishers and carbon monoxide detectors. Of equal concern is the condition of the parking lots, the adjoining sidewalks, and any parking structures or other common areas. Parking lots and sidewalks need to be in good repair, with snow and ice removed, and generally level and free of exposure to slip and fall.

    Security of tenants within the building and in parking areas is rapidly becoming the responsibility of the owner or operator of the premises. Is there adequate interior and exterior lighting? What other security measures and controls are in place? What type of security does the operation commit to in advertising and rental agreements? Because landlords are now having discrimination suits lodged against them, a stated procedure should be in place to prevent discrimination. Clear guidelines for tenant acceptability are important.

    Are there other exposures such as community buildings, playgrounds or services such as bellhop and security systems?

  • Automobile exposure is limited to Hired Non-owned and the occasional use of service vehicles. Any driver should have a valid driver’s licence. Personal use of company-owned vehicles must be controlled.

  • Workplace safety hazards usually are service-, janitorial- or maintenance-related with back pain, hernia, sprain and strain being the most common. What kind of training do employees receive, and what type of material lifting or conveying devices are used?

Minimum recommended insurance coverage for Apartments:

Building, Business Personal Property, Business Income, Accounts Receivables, Computers, Contractors’ Equipment, Valuable Papers, Employee Dishonesty, Money and Securities, General Liability, Umbrella, Non-owned Automobile.

Other Insurance coverages to consider for Apartments:

Employment Practices Liability, Environmental Impairment, Automobile Liability and Physical Damage