ACORD 25 requirements for subcontractors: what GCs typically ask for
Before a sub steps on site, most general contractors want a certificate of insurance — usually an ACORD 25 — that meets the subcontract. Here is what GCs commonly require and why. Your own contract, owner, and broker set the real numbers. This is general information, not insurance or legal advice.
Start with the subcontract
Insurance requirements should be written into your subcontract (often an exhibit). The COI is how the sub shows they met them. If the contract is vague, the COI review will be too — and blanket additional insured forms only work when a written contract requires the coverage.
What GCs typically require on an ACORD 25
General liability limits
Each-occurrence and general aggregate amounts set in your subcontract. Many GCs ask for a per-project aggregate too. The right numbers depend on your contract, owner, and job size.
Umbrella / excess
Extra limits above GL, auto, and employers’ liability. Often required on larger jobs or by the owner.
Commercial auto
A combined single limit for vehicles the sub uses, including hired and non-owned autos when your contract asks for it.
Workers’ compensation & employers’ liability
Statutory workers’ comp for the state of the job plus employers’ liability limits. If a sub claims no employees, many GCs require an exemption document instead.
Additional insured
Your company (and often the owner) as additional insured for ongoing and completed operations — wording or forms, not just the ADDL INSD box.
Waiver of subrogation
The sub’s insurers agree not to come after you after paying a claim. Usually on GL, auto, workers’ comp, and umbrella.
Primary & non-contributory
The sub’s policy pays first and does not ask your policy to share.
Policy dates
Effective now and not expiring soon. Many GCs want 30+ days of runway and a fresh COI at each renewal.
Certificate holder
Your exact legal entity name and address, as written in the subcontract.
Description of Operations
Project name or address plus the AI, waiver, and P&NC language your contract requires.
Common gaps when subs send their COI
- Limits lower than the subcontract asks for
- ADDL INSD checked, but no wording on who or what is covered
- No completed operations coverage
- Waiver of subrogation missing on workers’ comp
- Wrong certificate holder name
- Policy expiring in a few days
How GateCOI enforces your requirements
Enter your requirements once per project. Subs email their ACORD 25 to verify@gatecoi.com — no login. GateCOI checks each certificate, tells the sub exactly what is missing, chases the broker, warns before expirations, and gives your bookkeeper a Cleared for Payment list before check runs.
Frequently asked questions
What insurance should a GC require from subcontractors?+
Most GCs require general liability, workers’ compensation and employers’ liability, commercial auto, and often umbrella coverage, plus additional insured status, waiver of subrogation, and primary and non-contributory wording. The exact limits come from your subcontract and the owner’s contract.
What GL limits do GCs usually ask for?+
It varies by job, owner, and trade. Smaller jobs often set lower per-occurrence and aggregate limits, while bigger or riskier jobs ask for higher limits or an umbrella. Use what your contract says and check with your broker — there is no one right number.
Is a COI enough to prove a sub meets my requirements?+
A COI is a summary and is for information only. It is a good first check, but endorsements and policies control coverage. Many GCs also ask for copies of the additional insured and waiver endorsements.
How often should I collect new COIs from subs?+
At least at every policy renewal and before a sub starts a new project. Track expiration dates so you are not paying a sub whose coverage has lapsed.
How is this different from a cleared-for-payment checklist?+
This page covers what to require in your subcontract and on the certificate. A cleared-for-payment check is the step before you cut a check, confirming the current COI still meets those requirements.
Can GateCOI check subs against my requirements?+
Yes. You set your rules once per project. Subs email ACORD 25 PDFs to verify@gatecoi.com; GateCOI checks them, replies pass/fail with what is missing, chases the broker, and keeps a Cleared for Payment list. It costs $59/mo flat. It is a document check, not insurance advice.
Set your rules once. Let GateCOI check every COI.
$59/mo flat · unlimited projects & certificates · subs only email the PDF