13d • General discussion
The Insurance Certificate You Forgot to Check: How an Uninsured Vendor Becomes Your Problem
Here's a scenario that plays out quietly in Massachusetts associations all the time: A board hires a contractor—a landscaper, roofer, or handyman—based on a fair price and a great reference.
Nobody asks for a Certificate of Insurance (COI), or someone glances at a faded printout from two years ago and assumes it's fine. Then, a worker falls off a ladder, or a heavy tool punctures a unit's roof.
Because the vendor’s coverage silently lapsed, the entire financial claim lands directly on your association’s doorstep.
In Massachusetts, there is no state law requiring contractors to carry liability insurance to maintain a license. "I assumed they were covered" is a multi-thousand-dollar mistake. Before any vendor sets foot on your property, your board must verify these 4 pillars on a current COI:
📅 Active Dates: Coverage has strict expiration dates. A certificate from last year tells you nothing about today. Ensure it covers the exact dates of the active project.
👷 Workers’ Compensation: If a vendor has employees, Massachusetts law requires them to carry Workers' Comp. Without it, an injured worker can sue the condo association directly to pay for their medical bills and lost wages.
🤝 The "Additional Insured" Clause: This is the most crucial part. The COI must explicitly name your specific condo association as an Additional Insured. This legally forces the contractor’s insurance company to pay to defend your board in court if their work causes a lawsuit.
📬 Direct Verification: Certificates can easily be doctored on a laptop. If you are dealing with a major capital project (like roofing or masonry), verify the COI directly with the insurance agent listed on the form—not the contractor's inbox.
The Golden Rule: Make this routine completely non-negotiable. No current, verified COI on file means no work starts.
📋 TRUSTEE ACTION ITEM
This month, pull your active vendor files. Confirm every single regular contractor has a current COI on file naming the association as an additional insured. If any are missing or expired, pause their upcoming work until it is updated.
💬 DISCUSSION QUESTION
Does your board currently have a verified Certificate of Insurance for every single vendor stepping onto your property this summer? When was the last time someone checked the expiration dates? Let’s talk risk management below!
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The Insurance Certificate You Forgot to Check: How an Uninsured Vendor Becomes Your Problem
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