Fix-and-Rent Investor Support
Vacant, renovation, and builder's risk paperwork — organized before placement
Candor helps fix-and-rent and value-add investors organize the intake a licensed producer needs for vacant property, renovation, and builder's risk situations.
Office hours: Mon–Thu 9:00 AM – 5:00 PM | Fri 9:00 AM – 12:00 PM
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Start with a quick intake
There is no cost or obligation. A Candor representative will follow up.
A fix-and-rent or BRRRR property moves through three stages: vacant after closing, under renovation, and then leased or sold. Each stage needs different coverage, and most problems happen in the handoffs between them.
Telling a licensed producer the property's real status and your timeline before you close lets coverage change on the right dates, from a vacant property policy, to builder's risk during the rehab, to a landlord policy at lease-up.
How we help
Readiness first - placement by licensed professionals
We help you organize what you have and understand what may be needed. Coverage advice and policy placement are handled by licensed insurance professionals.
Who we help
- Fix-and-rent investors
- BRRRR-strategy owners
- Value-add / renovation projects
- Owners of temporarily vacant property
Common situations
- Property is vacant or under renovation and needs the right documentation
- Unsure what a builder's risk intake requires
- Timeline pressure to close on a project
- Coverage on the property doesn't reflect its current condition
Coverage
Coverages a producer commonly reviews
Every operation is different. These are the coverages typically discussed for this kind of risk; a licensed producer will recommend what fits yours.
Vacant property
Property and premises liability coverage written for an empty building, without the vacancy restrictions of a standard policy.
Builder's risk / renovation
The building, materials and supplies during the rehab, set up to cover the existing structure as well as the new work.
General liability
Injury claims from contractors, inspectors, buyers and trespassers from closing through sale or lease-up.
Landlord / dwelling fire
Once the property is ready to lease or leased, coverage written for a rental.
Loss of rents
Added at lease-up to replace rental income after a covered loss.
Flood
Usually excluded and written separately, with a waiting period, so it should be addressed at closing.
Before you call
What shapes your coverage
Vacancy clauses
Many standard policies restrict coverage once a building has been vacant more than 60 consecutive days, commonly removing vandalism, theft, glass breakage and water damage. Insure an empty property as vacant from day one.
Contractor insurance
Collect certificates showing general liability and workers' compensation from every contractor before work starts. New Jersey home improvement contractors must carry at least $500,000 per occurrence in liability coverage, and Maryland contractors must be licensed by the MHIC.
New York
The Scaffold Law can hold owners liable for certain contractor injuries, and the exemption for one- and two-family homeowners often does not protect investors. Review liability limits and contractor requirements with your producer and attorney.
Exit plan
Renting and selling need different coverage once work ends. A finished house listed for sale is usually still vacant; keep it insured until closing.
Get Ready
Documents we help you gather
How It Works
A clear path from inquiry to coverage
Tell us about your situation
Share the basics through the short intake form.
We organize the details
We help assemble the documents a licensed professional will need.
Connect with a producer
A licensed insurance professional reviews your needs and handles placement.
Ongoing support
We help keep certificates and renewals organized over time.
Common Questions
Frequently asked questions
Does my regular property policy cover a vacant house?
Often only partly. Many dwelling and commercial property policies restrict coverage once a building has been vacant for more than 60 consecutive days, commonly removing vandalism, theft, glass breakage, sprinkler leakage and water damage, and reducing payment for other losses. Tell your producer the property is vacant so it can be written for that use.
What is builder's risk insurance for a renovation?
Builder's risk covers a building, and the materials and supplies for the project, while it is under construction or renovation. For a rehab, the policy should be set up to cover the existing structure as well as the new work, and to run for the length of the project.
Do I still need liability insurance while the property is empty?
Yes. A vacant or rehab property can still lead to injury claims from contractors, visitors or trespassers. Vacant property and renovation programs usually pair property coverage with premises liability.
What should I collect from contractors before work starts?
Certificates of insurance showing general liability and workers' compensation, with you named as additional insured where your contract requires it. In New York, workers' compensation and disability proof is typically required for building permits.
When should coverage switch to a landlord policy?
When the work is complete and the property is ready to lease or is leased. Give your producer the expected completion and lease-up dates at the start so the change happens on the right day.
Related programs
Other Candor programs
Guides
Related reading
Vacant Property and Renovation Insurance for Fix-and-Flip Investors in New York, New Jersey and Maryland
How fix-and-flip and BRRRR investors in New York, New Jersey and Maryland insure a property from closing through rehab to lease-up or sale: vacancy clauses, builder's risk, contractor insurance and state rules.
Read the guide →Landlord & Rental Property Insurance in New York, New Jersey and Maryland: A Practical Guide for Owners and Investors
A practical guide to landlord and rental property insurance in New York, New Jersey and Maryland: what policies include, state-specific risks, and what to have ready.
Read the guide →Talk It Through
Prefer to talk it through?
Speak with Candor Insurance Brokerage Inc today.