High-Limit Project Coverage

Project Excess & Umbrella Insurance

When a project's required limits exceed what your primary GL can provide — or when a lender, owner, or government contract demands $25M, $50M, or $100M+ in total liability limits — project-specific excess and umbrella coverage fills the gap. We access excess capacity from $1M to $500M+ for construction projects of any size or risk profile.

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How Project Excess Coverage Works

Project excess liability insurance activates after your primary insurance limits are exhausted by a covered claim. If your primary GL policy provides $2M per occurrence and a claim results in a $7M judgment, a $5M excess layer pays the remaining $5M — up to its own limit.

For project-specific programs, excess is typically placed simultaneously with the primary GL — so the full limit tower is in place from day one. The excess policy references the primary as the "underlying" policy and activates at the primary's per-occurrence or aggregate exhaustion point.

Underlying Policies It Can Sit Above

Primary commercial general liability (project-specific or annual)
Workers compensation employer's liability
Commercial auto liability
Employer's liability (employer's indemnity)
OCIP/CCIP master policy GL layers
Contractor's professional liability (with endorsement)
Project excess and umbrella insurance for construction

Our Excess Capacity

  • Admitted and E&S excess capacity
  • Single-carrier layers up to $25M+
  • Tower programs to $500M+ via syndication
  • High-hazard project types accepted
  • Quote in 24–48 hours on most programs

Who Needs Project Excess?

Large Commercial Projects

Hospitals, airports, stadiums, high-rise towers — many require $25M to $250M+ in combined liability limits well above what primary GL can provide alone.

Public Works and Government Contracts

Government contracts frequently mandate umbrella/excess limits of $5M to $25M+ over and above primary liability — a requirement that must be satisfied for bid eligibility.

High-Risk Project Types

Demolition, tunneling, underground work, blasting, and high-hazard industrial projects can generate larger potential claims — justifying higher excess limits.

OCIP / CCIP Programs

Wrap-up programs often layer excess above the primary GL to achieve the total project limits required by the project owner's lender or underwriting team.

Project Excess FAQ

What is the difference between an excess policy and an umbrella policy?
An excess policy sits above a specific primary policy and provides additional limits — it follows the exact terms and conditions of the underlying policy. An umbrella policy also provides excess limits but may additionally provide 'drop-down' coverage for claims not covered by the primary (filling gaps). In construction, both terms are often used interchangeably, though most construction programs use true excess layers rather than broad umbrellas.
How are project excess limits structured?
Project excess is typically structured in layers. For example: $10M primary GL + $15M first excess = $25M total. For very large programs, multiple excess layers may be placed with different carriers: $25M primary + $25M first excess + $50M second excess = $100M total. Each layer has its own premium, though higher layers are typically less expensive per million of coverage.
Can I get project excess coverage to align with my existing primary GL?
Yes. Project-specific excess can sit above either your annual primary GL or a project-specific GL policy. We structure the attachment point to match exactly what your primary policy provides so there are no gaps between layers.
What are typical project excess limits for construction?
Commercial construction projects commonly require $5M to $25M in total limits. Hospital and healthcare projects often require $50M or more. Infrastructure projects (airports, bridges, transit) may require $100M to $500M. We can access the capacity needed for any project size through our panel of excess and surplus lines carriers.

Need $25M, $100M, or More?

We access capacity across admitted and E&S markets to build the limit tower your project requires.

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