Frequently Asked Questions
Expert answers to common structural moving insurance questions
What does structural moving insurance cover?
Structural moving insurance provides comprehensive coverage for building relocation operations including general liability for third-party property damage and bodily injury, inland marine coverage for structures in transit, professional liability for engineering errors and miscalculations, equipment breakdown coverage for hydraulic jacks and lifting systems, workers compensation for employee injuries, and pollution liability for hazardous material disturbances during foundation work. Policies are specifically designed to address the unique risks of suspending entire buildings on jacking systems and transporting them on public roads.
How much does structural moving insurance cost?
Structural moving insurance typically costs between $35,000 and $150,000 annually depending on revenue size, project complexity, claims history, and coverage limits. Small operations ($500K-$2M revenue) pay $35,000-$65,000, mid-size companies ($2M-$5M revenue) pay $65,000-$100,000, and large structural movers ($5M+ revenue) pay $100,000-$150,000. Premium factors include building size and weight, distance of moves, urban vs rural operations, and specialized lifting techniques used. Historical building projects may cost 150-300% more due to irreplaceable value considerations.
What causes structural collapse during house lifting?
Structural collapse during house lifting occurs from inadequate structural analysis before lifting, uneven weight distribution on hydraulic jacks, foundation deterioration not detected in pre-lift inspection, unexpected hollow spaces or voids in walls, improper cribbing and support beam placement, hydraulic system failures causing sudden load shifts, weather events during multi-day lifting operations, and vibrations from nearby traffic or construction. Proper engineering analysis, gradual lifting protocols, and redundant safety systems minimize collapse risks. Average collapse claims range from $150,000 to $800,000 including structural repairs and professional liability defense costs.
Does general liability cover building collapse during moving?
Standard general liability may exclude or limit coverage for collapse of structures being moved, lifted, or relocated. Structural moving contractors need specialized inland marine coverage with building-in-transit endorsements that specifically cover collapse, damage, or total loss of structures during lifting, transportation, and placement operations. This coverage addresses the unique exposures of having entire buildings suspended on jacking systems or transported on specialized trailers. Always verify your GL policy does not contain collapse exclusions for structures under construction or being worked upon, as this is a common coverage gap.
What transportation exposures exist for building movers?
Transportation exposures for building movers include damage to overhead utilities (power lines, phone cables, traffic signals) averaging $30,000-$150,000 per incident, road surface damage from heavy loads ($10,000-$75,000), bridge weight limit violations, damage to buildings from vibration during transport, accidents involving wide-load escort vehicles, damage to neighboring properties during tight maneuvering, and municipal infrastructure damage (curbs, street signs, landscaping). Specialized auto liability with wide-load and heavy-haul endorsements plus inland marine coverage addresses these unique transportation risks that standard commercial auto policies exclude.
What insurance covers foundation failures during house lifting?
Foundation failures during house lifting are typically covered under professional liability (errors and omissions) insurance and contractors pollution liability. Professional liability covers errors in foundation analysis, incorrect load calculations, and improper support design with typical limits of $1M-$2M. Pollution liability addresses soil contamination discovered during excavation, underground storage tank damage, and hazardous material disturbances. Combined, these policies protect against the significant costs of foundation repair ($100,000-$400,000), structural stabilization, and environmental remediation. General liability alone does not cover professional engineering errors or pollution exposures.
Are utility disconnect errors covered by insurance?
Utility disconnect errors are typically covered under general liability insurance for property damage and professional liability for negligent failure to properly disconnect services. Common claims include gas line ruptures causing explosions or evacuations ($50,000-$500,000), electrical service damage causing power outages to neighboring properties ($25,000-$150,000), water main breaks flooding basements ($30,000-$200,000), sewer line damage causing environmental contamination ($40,000-$300,000), and telecommunication cable damage disrupting service to entire neighborhoods ($20,000-$100,000). Proper coverage includes both immediate damage repair costs and consequential business interruption losses to affected third parties.
What specialized equipment coverage do structural movers need?
Structural movers need inland marine equipment coverage for hydraulic jacking systems ($150K-$500K per set), specialized moving dollies and rail systems ($50K-$200K), unified jacking computers and control systems ($30K-$100K), steel cribbing and support beams ($75K-$250K), heavy-duty transport trailers and tractors ($200K-$800K), and laser leveling and monitoring equipment ($20K-$75K). Equipment breakdown coverage addresses mechanical failures during critical lifting operations when equipment is under maximum load stress. Standard property insurance does not cover mechanical breakdown, and commercial auto policies exclude specialized equipment mounted on trailers.
How does workers comp work for structural moving crews?
Workers compensation for structural moving operations uses high-risk classification codes (often Code 5057 for house moving) with rates typically ranging from $25-$45 per $100 of payroll. This reflects the extreme hazards of working under suspended buildings, operating heavy hydraulic equipment, working at heights during multi-story lifting, exposure to structural collapse risks, and confined space entry during foundation work. Experience modification factors heavily impact premiums, making strong safety programs essential. A contractor with $500K annual payroll may pay $125,000-$225,000 in workers comp premiums depending on claims history and safety record.
What third-party property damage is most common in structural moving?
Most common third-party property damage claims in structural moving include damage to adjacent buildings from vibration or shifting soil ($50K-$500K average), underground utility damage (gas, water, electric, fiber optic) averaging $25K-$200K, roadway and sidewalk damage from heavy equipment ($10K-$75K), damage to overhead power lines and telecommunications cables ($30K-$150K), and damage to client's landscaping, driveways, and outbuildings ($5K-$50K). Comprehensive general liability with adequate limits ($2M-$5M) is essential. Many contractors also purchase project-specific excess liability for high-value commercial or historical building moves.
Does insurance cover historical building moving projects?
Historical building moving projects require specialized insurance endorsements due to irreplaceable value, fragile construction materials, strict preservation requirements, and potential historical society oversight. Coverage considerations include agreed value coverage (not actual cash value), specialized restoration coverage for period-appropriate materials, coverage for historical artifacts and fixtures within the building, and liability for failure to maintain historical integrity. Premiums are typically 150-300% higher than standard structural moving due to increased risks and values. Projects may require pre-approved restoration contractors, historical architect oversight, and photographic documentation at each phase of the move.
What pollution exposures exist in house lifting operations?
House lifting operations create pollution exposures from disturbance of lead paint during structural stress, asbestos release from foundation and siding movement, underground storage tank damage during excavation, soil contamination discovery during foundation exposure, mold proliferation from water intrusion during multi-week projects, and hazardous waste disturbance in older buildings. Contractors pollution liability insurance with coverage for pre-existing condition disturbance is essential, typically costing $3,500-$12,000 annually with $1M-$2M limits. Standard general liability policies contain absolute pollution exclusions that deny coverage for these common exposures in older building moving projects.
How do project size limits affect structural moving insurance?
Structural moving insurance policies often include project size limits based on building square footage (e.g., maximum 10,000 sq ft), building weight (maximum 500 tons), building height (maximum 3 stories), and move distance (maximum 50 miles). Projects exceeding these limits require specific policy endorsements or separate project-specific insurance. Premiums for oversized projects may increase 25-100% above standard rates due to increased complexity and loss potential. Multi-story commercial buildings or long-distance moves often require separate inland marine policies with values declared per project and pre-approved route surveys submitted to underwriters.
What insurance is required for multi-story building lifts?
Multi-story building lifts (3+ floors) require enhanced insurance coverage including higher general liability limits ($3M-$5M minimum), completed operations coverage for long-tail structural failures, professional liability with structural engineering coverage ($2M-$5M), wrap-up liability policies for complex projects, builder's risk during lifting and foundation replacement, and potentially project-specific excess liability. These projects often require engineer certification, incremental lift monitoring, and proof of insurance satisfactory to municipal building departments. Insurers may require pre-approved structural engineers, documented safety protocols, and potentially third-party engineering review before providing coverage.
Does insurance cover cost overruns from unexpected structural issues?
Standard insurance policies do not cover cost overruns from unexpected structural issues discovered during lifting operations. However, professional liability insurance may cover costs resulting from errors in pre-lift structural analysis or engineering miscalculations that should have been identified. Contractors can protect against unexpected conditions through detailed pre-project structural assessments including invasive testing, contingency clauses in contracts (typically 15-25% for structural moving), and potentially project-specific cost overrun insurance for high-value historical or commercial projects. Thorough pre-lift inspections including core sampling, moisture testing, and load analysis minimize unexpected issue risks.
How long does completed operations coverage need to extend?
Completed operations coverage for structural moving should extend at least 10 years due to the long-tail nature of foundation settling and structural issues. Some states have construction defect statutes of repose extending 10-15 years for structural components. Foundation settling, soil subsidence, or inadequate support may not manifest for several years after project completion. Ensure your general liability policy maintains completed operations coverage and consider purchasing extended reporting period (tail) coverage if switching insurance carriers. Claims-made professional liability policies require continuous coverage or tail policies to protect against delayed claims.
