Wrap-up insurance programs for California's largest construction projects — from $25M mixed-use towers to $500M+ master-planned communities. OCIP, CCIP, completed-operations tail, SDI, and project excess structured by specialists who do this every week.
A single controlled insurance program eliminates coverage gaps between enrolled parties, consolidates limits on one dedicated tower, and simplifies claims when something goes wrong on a $100M+ project. We structure these programs from the ground up — OCIP, CCIP, SDI, excess, and completed-operations tail.
A properly structured California CIP addresses every layer — from enrolled GL to SDI and the completed-operations tail that matters most for residential projects.
The project owner sponsors the master program and enrolls all contractors and subcontractors under a single GL tower. Enrolled parties remove wrap-covered trades from their own policies, often generating payroll credits. Dedicated limits mean no sharing with the GC's rolling book — every enrolled party builds claims history on the same program. Ideal for owners managing multiple phases or who want direct control of coverage specifications and carrier relationships.
The general contractor sponsors and administers the wrap, enrolling sub-tiers under the GC's master program. CCIPs are common on commercial and industrial projects where the GC has the carrier relationships, volume, and resources to run enrollment and payroll audits. The GC captures the payroll-credit savings and manages the certificate-of-insurance process for all enrolled parties. We advise on whether your project economics favor OCIP or CCIP and structure accordingly.
The core of any wrap program — occurrence-based GL written on a project-specific basis with dedicated limits that exist only for this project. Coverage applies to enrolled parties for bodily injury and property damage arising from operations at the project site. Critically, California residential projects require completed-operations coverage extended through the 10-year statute of repose for construction defects, and the GL must be structured with a tail that survives project completion. We specify carriers and forms that honor this requirement.
Large California construction projects require excess towers above the primary GL — typically $25M to $100M+ in total limits depending on project size, occupancy, and lender requirements. We layer project-specific excess over the wrap GL, structured to follow form and respond in the same occurrence year as the primary. For residential and mixed-use projects with significant construction-defect exposure, the excess must also carry a completed-operations extension that mirrors the primary tail. Rolling wraps may require manuscript excess endorsements across successive policy years.
All-risk property coverage for the project during the construction phase — covering the structure, materials in transit and on-site, temporary works, and soft costs including delay in opening. California projects often require earthquake and flood extensions, particularly in seismic zones and post-wildfire debris-flow areas. Builder's risk can be written on a completed-value or reporting-form basis depending on project phasing. We coordinate builder's risk placement alongside the GL wrap so coverage gaps between property and liability are eliminated and limits are properly aligned.
SDI replaces traditional payment and performance bonds for enrolled subcontractors, providing first-party coverage when a sub defaults mid-project. Unlike surety bonds — which require the GC to pursue the surety and prove the sub's fault — SDI is a direct insurance claim managed by the GC. Coverage reimburses completion costs, delay damages, and extra expenses caused by the default. SDI works best on projects with a large sub base where bond premiums are high and the GC has robust sub-qualification processes. We structure SDI alongside the GL wrap as a single enrollment package.
An independent California brokerage that specializes in large-project controlled insurance programs — OCIP, CCIP, SDI, completed-operations tails, and the residential wrap complexity that is unique to California's construction-defect landscape.
We understand the construction-defect exposure that makes California residential wraps uniquely complex — the 10-year statute of repose, Right to Repair Act (SB 800) implications, and the carriers willing to write completed-operations tails on residential projects where most won't. Residential wraps are not a side practice for us.
Choosing between owner-controlled and contractor-controlled depends on project size, owner sophistication, GC carrier relationships, lender requirements, and total payroll. We run the economics for you — including estimated payroll credits, premium savings, and the administrative load each structure requires — before you commit to a program type.
Wrap-up programs are priced on enrolled payroll — and audits at project close can produce large additional premiums if enrollment records are incomplete. We build audit-ready enrollment tracking into every program from day one, coordinate with the GC's project manager, and manage the final audit to minimize surprises at project completion.
Large-project insurance timelines are driven by lender requirements, GC RFPs, and project start dates — not broker availability. You call or submit a request and hear back in four hours from a licensed advisor who knows your project. Most programs can be designed and quoted within one week of submission of the project schedule and enrollment data.
A three-phase process — program design, carrier placement, and ongoing enrollment — managed by the same advisor from first conversation through project completion.
You share the project schedule, estimated payroll by trade, project type, and any lender or GC requirements. We advise on OCIP vs. CCIP, recommend coverage structure (GL, excess, builder's risk, SDI), and identify the carriers appropriate for your project type, size, and residential vs. commercial exposure.
We submit to construction wrap-up specialists — Zurich, Starr, AIG, Chubb, Liberty Mutual, and select E&S markets for residential risks — and deliver side-by-side program comparisons with plain-language explanation of coverage differences. Once bound, enrollment materials are prepared and the certificate-issuance process is set up for the GC and enrolled subs.
We manage sub-enrollment, ACORD certificate review, payroll reporting through the project, and the final audit at completion. For projects with a completed-operations tail, we track the tail period and coordinate with any post-completion claims. The same advisor handles the entire life of the program — no handoffs to a service team mid-project.
Representative of the OCIP, CCIP, and SDI programs we place — from multifamily residential to large-scale mixed-use and commercial development.
Owner-controlled program for a mixed-use residential and retail development in the San Fernando Valley. GL plus project excess structured with a 10-year completed-operations tail for the residential component. All sub-tiers enrolled at project kickoff.
Contractor-controlled program for a 300-unit multifamily project in Los Angeles County. SDI placed alongside GL wrap to replace bonding requirements for enrolled sub-tiers. Payroll audit process built into enrollment from day one.
High construction-defect exposure on a for-sale townhome project. Residential wrap with GL, completed-operations extension through the statute of repose, and carrier-approved Right to Repair Act (SB 800) compliance language.
Rolling OCIP across multiple phases with a fixed master limit and annual payroll reporting. Builder's risk coordinated to transition from construction to permanent property coverage at each phase completion.
Project-specific excess tower — $75M above primary GL — structured for a mixed-use commercial development with lender requirements for total limits. Follow-form excess with manuscript completed-operations endorsement.
All-risk builder's risk for a historic adaptive reuse project in Downtown Los Angeles. Completed-value form with soft-cost, delay-in-opening, and earthquake coverage. Coordinated alongside OCIP GL for unified claims response.
Thrive structured an OCIP for our 200-unit residential development in Glendale. The wrap saved us 18% compared to traditional insurance requirements and eliminated three coverage gaps we didn’t even know existed.
We needed a CCIP for a 45M commercial project on a tight timeline. Tamir had the program designed, quoted, and bound in under two weeks. The carrier placement was better than what our previous broker offered on a similar project.
The completed operations tail coverage Thrive structured for our mixed-use project gives us peace of mind for the next ten years. Most brokers don’t even think about the tail — Tamir planned for it from day one.
A wrap-up or Controlled Insurance Program (CIP) is a master insurance policy sponsored by either the project owner (OCIP) or general contractor (CCIP) that enrolls all contractors and subcontractors under one program. Instead of each enrolled trade carrying its own GL policy and listing the owner and GC as additional insureds, every party shares a dedicated project-specific limit. This consolidates coverage, eliminates gaps between enrolled parties, simplifies claims management, and often reduces total insurance cost through payroll-based pricing. Wrap-ups are most common on projects above $25M in total value — below that, the administrative overhead typically outweighs the savings.
The key difference is who sponsors and controls the program. In an OCIP, the owner negotiates directly with the carrier, sets coverage specifications, and captures the payroll savings. In a CCIP, the GC sponsors and administers the program — which is simpler for the owner but means the GC controls the coverage terms and carrier relationship. OCIPs are more common on large residential and mixed-use developments where the owner has risk management resources or a broker advising them. CCIPs are standard on commercial and infrastructure projects where the GC has established wrap relationships. The right choice depends on project size, owner sophistication, GC carrier access, lender requirements, and the estimated payroll split between enrolled and excluded parties. We model both structures before you decide.
This is the most critical question for California residential projects, and the answer depends entirely on how the GL is structured. California has a 10-year statute of repose for construction defects — meaning a claimant can file suit up to 10 years after substantial completion on most residential projects. If the wrap GL does not include a completed-operations extension that survives project completion for the full 10-year period, the owner and enrolled parties have no insurance coverage for latent defect claims after the project policy period ends. We specify completed-operations tail language in every residential and mixed-use wrap we place, and we only work with carriers willing to write that tail. Many carriers that will write construction GL will not write a 10-year completed-ops tail on California residential — knowing which carriers will is part of what we bring to the program.
The general rule is that wrap-up programs become cost-effective at approximately $25M in total insured value with sufficient enrolled payroll to generate meaningful payroll credits. Below that threshold, the administrative burden of enrollment, payroll tracking, and audit typically exceeds the savings. For residential projects with significant completed-operations exposure, a wrap can make sense at lower project values because the tail coverage benefit — not just premium savings — justifies the structure. The economics also shift significantly based on the number of enrolled sub-tiers: a project with 50+ enrolled subcontractors generates far more payroll credit savings than a project with five. We run the numbers for your specific project before recommending whether a wrap makes sense.
Wrap-up GL is priced on enrolled payroll — the total compensation paid to workers of enrolled parties performing work at the project site. At program inception, a projected payroll estimate is used to set a deposit premium. Throughout the project, enrolled parties submit monthly or quarterly payroll reports, and the carrier audits at project completion to determine the final earned premium. Large variances between projected and actual payroll — which happen frequently when project scope changes — can produce significant additional premiums at audit. We build enrollment tracking and payroll reporting processes into every program from day one, and we manage the final audit to minimize surprises. Excluded parties (those not enrolled in the wrap, typically suppliers, off-site fabricators, or certain specialty subs) continue to carry their own GL and must provide certificates listing the owner and GC as additional insureds.
Wrap-Up Insurance CA is a division of Thrive Risk Management Insurance Solutions, an independent California-licensed brokerage (CA License #6012320) based in Encino at 15910 Ventura Blvd, Suite 1012. We specialize in California construction insurance with a focus on large-project controlled insurance programs — OCIP, CCIP, SDI, project excess, and the completed-operations tail coverage that matters most for residential and mixed-use projects. We are independent, which means we place programs with the carriers best suited to each project, not the carriers we have production quotas with. We don't take the account if we can't improve your program.
Whether you're in early project planning or need a program bound in weeks — one confidential conversation with a California CIP specialist is all it takes to know if a wrap is right for your project.