Builders Risk for Marina Construction in New York
A marina, pier or bulkhead under construction is exposed to storms, surge, ice and the water itself before anyone has used it. Standard builders risk forms were written for buildings on land, and many limit or exclude property in or over water. Here is how to cover a waterfront project properly in New York.
Builders risk covers the project itself (the docks, piers, bulkheads, pilings, utilities and buildings) while it is being built. For marina and waterfront construction in New York, the key questions are whether the form covers property in, on or over water, how it handles named storm, flood and storm surge on the coast, whether ice damage is covered on the Hudson, Long Island Sound and the Great Lakes, and how existing structures being renovated are treated. Many standard forms exclude or sublimit waterborne property, so marina projects usually need a form written for marine construction. The owner or the contractor can buy it, and the contract should say who. Builders risk does not cover your crew: marina construction workers usually need USL&H, because the Longshore Act's marina exclusion does not apply to construction, replacement or expansion.
This guide covers the project. For the contractor's own program, see marine contractors insurance in New York; for builders risk on land projects, see our builders risk insurance page.
What builders risk covers on a marina project
- Docks, floating docks, gangways and piers under construction
- Bulkheads, seawalls, pilings and dolphins
- Utilities: shore power, water, fuel systems and lighting
- Marina buildings: dockmaster office, ship store, restrooms
- Materials on site, in transit and in temporary storage, if the form includes them
- Optional soft costs and delay in completion, for owners with financing or opening dates
Where standard forms fall short
| Issue | Standard builders risk | What a marina project needs |
|---|---|---|
| Property in or over water | Often excluded or sublimited (piers, wharves, docks, pilings) | A form that covers waterborne and over-water property |
| Named storm and surge | Separate deductible, sometimes a percentage of value | Clear named storm and flood limits and deductibles |
| Ice | May fall under exclusions for freezing or weight of ice | Confirm ice damage to pilings and floating docks is covered |
| Existing structures | Often excluded on renovation projects | Cover for the existing marina being expanded, or a separate property policy |
| Testing and commissioning | May be limited | Cover for fuel and electrical systems during testing |
| Contractor's equipment | Not covered | Separate contractor's equipment policy for cranes, barges' gear and tools |
Check the deductible math before you sign. On coastal New York projects, a named storm deductible written as a percentage of project value can be far larger than the all-other-perils deductible. Know who absorbs it under the contract: the owner or the contractor.
Who should buy it: owner or contractor?
Either can. Owners with lenders often buy it to control limits and soft costs; contractors buy it when the contract requires them to. What matters is that the contract names who buys it, that both the owner and the contractors are named insureds, and that subcontractors are covered for their work on the project. We cover the trade-offs in builders risk insurance in Florida and New York.
What builders risk does not cover
- Injuries to your crew: that is workers' comp, and on marina construction usually USL&H
- Injuries to the public or damage to boats: that is marine general liability
- Your barges and work boats: that is hull and P&I
- Faulty workmanship itself: most forms cover resulting damage only
Claims: what makes a builders risk claim go smoothly
Keep a schedule of values, dated progress photos and delivery records. After a storm, document damage before cleanup and keep the debris until the adjuster sees it. Our guide to builders risk claims and documentation walks through it, and builders risk coverage gaps and exclusions covers the wording to watch.
What we need to quote it
- Project description, location and site plan
- Total completed value, with a split for in-water and land-side work
- Construction schedule and start date
- Construction type of any buildings
- Whether existing structures are part of the project
- Contract insurance requirements and lender requirements
For the rest of the contract checklist, see marine construction insurance requirements in New York.
Fastest way to a quote: email your current policies (workers' comp with any USL&H endorsement, GL, hull and P&I), 5 years of loss runs, payroll split between land work and work on or over the water, your vessel and equipment schedules and the insurance section of a typical contract to adolfo@nextguardinsurance.com. One complete submission moves faster than ten phone calls.
Please send your account to one broker. The marine market is small; when several brokers submit the same account to the same underwriters, the account gets blocked and quotes slow down.
Quote builders risk for your waterfront project
Send the project value, schedule and contract requirements. We place builders risk written for marine construction and line it up with the contractor's program. Quote in 48 hours once your submission is complete.
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Frequently Asked Questions
Does builders risk cover marina construction?
It can, if the form covers property in, on or over water. Many standard builders risk forms exclude or limit piers, wharves, docks and pilings, so marina projects usually need a form written for marine construction.
Does builders risk cover storm damage to a pier under construction in New York?
Most builders risk forms cover windstorm, and many cover named storms and flood with separate limits and deductibles. On coastal New York projects, check the named storm deductible, the flood and surge limits and whether the form covers property over water.
Is ice damage covered by builders risk?
It depends on the form. Some forms exclude or limit damage from freezing or the weight of ice. Projects on the Hudson, Long Island Sound or the Great Lakes should confirm ice damage to pilings and floating docks is covered.
Who buys builders risk on a marina project, the owner or the contractor?
Either can. The construction contract should say who buys it, and both the owner and the contractors should be named insureds. Owners with lenders often buy it to control limits and soft costs.
Does builders risk cover workers injured building a marina?
No. Injuries to the contractor's employees are covered by workers' comp. On marina construction, employees usually need USL&H coverage, because the Longshore Act's marina exclusion does not apply to construction, replacement or expansion of a marina.
Does builders risk cover existing docks during a marina expansion?
Often not. Many forms exclude existing structures on renovation and expansion projects. Ask for existing-structure coverage on the builders risk, or confirm the marina's own property policy covers them during construction.
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