Certificate of insurance for a landlord
A landlord's certificate of insurance is an ACORD 25 your agency issues, naming the landlord as certificate holder and, in the commercial leases we have read, showing the landlord as an additional insured on your general liability policy. The certificate alone does not make the landlord an additional insured. The policy has to carry an endorsement that names the landlord, such as ISO's CG 20 11 for managers or lessors of premises, or a carrier blanket form the lease triggers. Send the lease's insurance section, not a summary, and the exact landlord entity names.
Updated . Written by Andre Beukers, principal at Redoubt, a commercial insurance agency in Salt Lake City, not a government office.
What does a landlord need on a certificate of insurance?
Every line of the lease's insurance section, answered in the matching box of the ACORD 25. What leases require, with sample clauses, is on the sibling page on commercial lease insurance requirements; this page is the check of the certificate itself. Work through the form box by box with the lease open beside it.
Some landlords publish their own certificate rules on top of the lease. Brixmor Property Group's tenant guide, for example, says: "Description of Operations should provide tenant legal entity, DBA name, and shopping center name." If your landlord has a guide like that, it governs the description box.
- Insured: your legal entity exactly as it appears on the lease, not a trade name alone
- Each occurrence and aggregate: at least the figures the lease states, on the line for general liability
- Policy effective and expiration dates: covering the lease start date, with renewal evidence due before expiry
- ADDL INSD column: marked Y only if an endorsement on the policy actually names the landlord
- SUBR WVD column: marked Y only if the policy waives subrogation in the landlord's favor
- Description of operations: the premises address and the landlord entities, mirroring the endorsement, not adding to it
- Certificate holder: the landlord entity and address exactly as the lease or the landlord's guide gives them
What is a tenant certificate of insurance, and what does tenant COI mean?
A tenant COI is the certificate a commercial tenant gives its landlord to prove the insurance the lease requires is in force. It is the same ACORD 25 any business uses for a client or a general contractor; what makes it a tenant certificate is the holder and the lease behind it.
It is evidence, not coverage. Utah's certificate statute says a certificate "is not an insurance policy and does not affirmatively or negatively amend, extend, or alter the coverage afforded by an insurance policy." If the lease requires something the policy does not have, typing it on the certificate does not fix it. Utah also says a certificate "prepared, issued, or requested in violation of this part is void."
The tenant can owe it more than once. The 3215 S 300 W lease requires evidence of renewal "within 10 days before expiration" of the policy, and the 1862 S 4800 W industrial lease lets the landlord buy the insurance itself and charge the tenant 115% of the cost if the tenant does not keep it in force. A tenant COI is a recurring obligation that follows the lease term, not a one-time move-in document.
How does a landlord get additional insured status?
Through an endorsement on the tenant's general liability policy. ACORD 25 says so in the box at the top of the form: if the certificate holder is an additional insured, "the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed," and a statement on the certificate "does not confer rights to the certificate holder in lieu of such endorsement(s)." A landlord that is only the certificate holder is named on the certificate, not the policy; for additional insured status, the policy has to change first.
There are two routes. A scheduled endorsement such as CG 20 11 names the landlord and the premises, and its schedule has a line for an additional premium. A blanket endorsement adds parties automatically when its wording describes them. Check that wording against your lease. ISO's blanket form CG 20 38 is titled for a "written construction agreement" and adds parties "for whom you are performing operations," and a landlord is not someone you are doing work for. A contractor's construction blanket may not reach the landlord of the contractor's own shop or yard.
So before you promise a move-in date, ask the agent one question: does the policy already carry a form that makes this landlord an additional insured for these premises, or does the carrier have to add one? Markets ask this at quote for a reason; one quote form we receive asks whether the insured has "any specific insurance requirements which need to be met." Putting the lease in the submission gets the right form on the policy at bind.
What does the CG 20 11 landlord additional insured endorsement cover?
CG 20 11, Additional Insured – Managers or Lessors of Premises, is the ISO form written for this situation, and leases name it by title. A Salt Lake City industrial lease filed with the SEC requires an endorsement "at least as broad as" ISO's "Additional Insured-Managers or Landlords of Premises" form. The edition quoted here is CG 20 11 12 19.
It covers the landlord for injury or damage "caused, in whole or in part, by you or those acting on your behalf in connection with the ownership, maintenance or use of that part of the premises leased to you." Three limits follow from that wording and from the rest of the form:
- Your fault, at least in part: it applies only to liability caused in whole or in part by you or those acting on your behalf
- Only the leased part: the schedule names the premises leased to you, not the whole building or center
- Only while you are a tenant: no coverage for an occurrence after you leave, and none for structural alterations, new construction or demolition done by or for the landlord
- No more than the lease requires: if the lease asks for $1,000,000, the landlord's coverage is the lesser of that or your policy limit
- Only as the law allows, and never broader than the lease requires you to provide
Does the property manager or the lender need to be named too?
In each Utah lease quoted here that lists names, yes. The 2749 East Parleys Way office lease names the landlord, its property manager, "and any other persons, firms or corporations designated by Landlord and Tenant." The Myriad lease (2200 West) extends additional insured status to the lessor's agents and "any party holding an interest as to which this Lease is subordinate," in practice the landlord's mortgage lender. Brixmor's wording covers "the fee owner of each property together with any and all mortgagees," but only "when required by written contract and only as respects to work performed by or on behalf of the named insured."
Each name has to match the legal entity exactly, and each has to be covered by the endorsement, not only typed in the description box. A scheduled CG 20 11 lists every name in its schedule; a blanket form covers them only if its wording reaches them. Before the certificate is issued, ask the landlord or property manager for the complete list of entities in writing, and send it to your agent with the lease.
When does the landlord need the certificate, and what if it is late?
By the date the lease sets, which in the Utah leases on the sibling lease-requirements page is the start or commencement date. When a lease ties the certificate to its start date, the real deadline is the day you planned to move in, open, or start your build-out.
Late during the term has its own clock. The Sera Prognostics office lease gives the tenant three business days after the landlord's request; if proof does not arrive, the landlord may buy the insurance and charge the tenant. The fastest path is the one that needs no carrier action: a policy bound with the right additional insured form already on it. When the carrier has to add a scheduled endorsement first, ask your agent for the expected date in writing and give it to the landlord before the deadline, not after.
Can the certificate promise the landlord 30 days' notice of cancellation?
Only if the policy does. The 3215 S 300 W lease asks for 30 days, but under Utah law a certificate holder has a right to notice only under the policy or an endorsement, and "a certificate of insurance may not alter a term or condition of the notice." If the lease requires notice to the landlord, ask whether the carrier will endorse it.
Does it cost extra to add my landlord as an additional insured?
It can. The CG 20 11 schedule has a line for an additional premium, so the carrier may charge for it. There is no published figure that applies across carriers; ask your agent for your carrier's charge before you sign the lease.
Is CG 20 26 the same as CG 20 11?
No. CG 20 26 names a designated person or organization and covers your ongoing operations or premises owned by or rented to you. A landlord can be added on either, but one lease quoted here asks for an endorsement "at least as broad as" the CG 20 11 form, so check the lease's wording before substituting.
Does the landlord need a certificate for my property insurance too?
If the lease requires you to insure your improvements or business property, yes, and that is evidence of property insurance, such as ACORD 27, not the ACORD 25 liability certificate.
Where these answers come from
Each entry carries the exact words of the source so you can check it yourself. Forms and statutes change; read the current version before acting.
- 1. Brixmor Property Group, Obtaining Your Certificate of Insurance (tenant guide, undated)
“Refer to your lease for the exact requirements of your certificate of insurance.”
brixmor.com, accessed October 3, 2026 - 2. Brixmor Property Group, Obtaining Your Certificate of Insurance, required contents
“Description of Operations should provide tenant legal entity, DBA name, and shopping center name.”
brixmor.com, accessed October 3, 2026. The same guide directs certificates to Risk Toolbox, Inc. c/o Docutrax. - 3. Brixmor Property Group, Obtaining Your Certificate of Insurance, additional insured wording
“Brixmor Property Group and the fee owner of each property together with any and all mortgagees or other parties having privity of interest of the fee owner are included as Additional Insured in respect to the general liability, auto liability, and umbrella when required by written contract and only as respects to work performed by or on behalf of the named insured”
brixmor.com, accessed October 3, 2026 - 4. Commercial Lease Agreement, Ge Estate, LLC to Co-Diagnostics, Inc., 3215 S 300 W, Salt Lake City, 2023, section 15 (SEC EDGAR Ex. 10.1)
“Tenant shall furnish Landlord with a certificate of such policy and whenever required shall satisfy Landlord that such policy is in full force and effect. Such policy shall name Landlord as an additional insured and shall be primary and non-contributing with any insurance carried by Landlord.”
sec.gov, accessed October 3, 2026. The same section requires $1,000,000 combined single limit and $2,000,000 general aggregate on an occurrence basis. - 5. Commercial Lease Agreement, Ge Estate, LLC to Co-Diagnostics, Inc., 2023, section 15, notice and renewal
“The policy shall further provide that it shall not be cancelled or altered without 30 days prior written notice to Landlord. Tenant shall furnish evidence of renewal of such insurance policies within 10 days before expiration of any such policy.”
sec.gov, accessed October 3, 2026 - 6. Industrial Net Lease, Landmark 4, LLC to Overstock.com, Inc., 1862 S 4800 W, Salt Lake City, 2013, section 6.02 (SEC EDGAR Ex. 10.1)
“Tenant shall add Landlord as an additional insured by means of an endorsement at least as broad as the Insurance Service Organization’s “Additional Insured-Managers or Landlords of Premises” Endorsement.”
sec.gov, accessed October 3, 2026 - 7. Industrial Net Lease, Landmark 4, LLC to Overstock.com, Inc., 2013, section 6.05
“Tenant shall, prior to the Start Date, deliver to Landlord Accord Form Certificates evidencing the existence and amounts of the required insurance.”
sec.gov, accessed October 3, 2026 - 8. Industrial Net Lease, Landmark 4, LLC to Overstock.com, Inc., 2013, section 6.05, failure to insure
“If Tenant shall fail to procure and maintain the insurance required to be carried by it, Landlord may, but shall not be required to, procure and maintain the same and charge one hundred fifteen percent (115%) of the cost of the same to Tenant.”
sec.gov, accessed October 3, 2026 - 9. Myriad Genetics lease (2200 West), Bay Bridge/Corporate, LLC to Myriad Genetics, Inc., 322 North 2200 West, Salt Lake City, section 8.3 (SEC EDGAR, filed 2024-02-28)
“On or before the Commencement Date, Lessee shall deliver to Lessor certificates of insurance (for liability insurance, the standard ACORD Certificate of Insurance form (ACORD 25-9) and for property insurance, the standard ACORD Evidence of Property Insurance form (ACORD 27), or, in each case, any insurer-specific equivalent form)”
sec.gov, accessed October 3, 2026 - 10. Myriad Genetics lease (2200 West), section 8.1
“shall include Lessor and, if applicable, Lessor’s agents and any party holding an interest as to which this Lease is subordinate or may be subordinated and are designated in writing by Lessor to be included as additional insureds thereunder.”
sec.gov, accessed October 3, 2026 - 11. Lease, Eastland Regency, L.C. to Sera Prognostics, Inc., 2749 East Parleys Way, Salt Lake City, section 11.01 (SEC EDGAR Ex. 10.20, filed 2021)
“The policy shall name Landlord, property manager (i.e., Woodbury Corporation) and any other persons, firms or corporations designated by Landlord and Tenant as named”
sec.gov, accessed October 3, 2026 - 12. Lease, Eastland Regency, L.C. to Sera Prognostics, Inc., section 11.01, proof of insurance
“If Tenant fails to provide such insurance proof of insurance within three (3) business days of request by Landlord, Landlord may do so and charge the same to Tenant.”
sec.gov, accessed October 3, 2026 - 13. ISO CG 20 11 12 19, Additional Insured – Managers or Lessors of Premises, section A (FC&S copy; verified in Redoubt's forms library)
“Section II – Who Is An Insured is amended to include as an additional insured the person(s) or organization(s) shown in the Schedule, but only with respect to liability for "bodily injury", "property damage" or "personal and advertising injury" caused, in whole or in part, by you or those acting on your behalf in connection with the ownership, maintenance or use of that part of the premises leased to you and shown in the Schedule”
assets.touchpointmarkets.com, accessed October 3, 2026. © Insurance Services Office, Inc., 2018. Re-pulled 2026-10-03; sha256 matches the library copy. - 14. ISO CG 20 11 12 19, section A, additional exclusions
“This insurance does not apply to: 1. Any "occurrence" which takes place after you cease to be a tenant in that premises. 2. Structural alterations, new construction or demolition operations performed by or on behalf of the person(s) or organization(s) shown in the Schedule.”
assets.touchpointmarkets.com, accessed October 3, 2026 - 15. ISO CG 20 11 12 19, section B, limits of insurance
“If coverage provided to the additional insured is required by a contract or agreement, the most we will pay on behalf of the additional insured is the amount of insurance: 1. Required by the contract or agreement; or 2. Available under the applicable limits of insurance; whichever is less.”
assets.touchpointmarkets.com, accessed October 3, 2026 - 16. ISO CG 20 11 12 19, schedule
“Designation Of Premises (Part Leased To You): Name Of Person(s) Or Organization(s) (Additional Insured): Additional Premium: $”
assets.touchpointmarkets.com, accessed October 3, 2026 - 17. ISO CG 20 26 12 19, Additional Insured – Designated Person or Organization, section A (copy hosted by AmRisk; verified in Redoubt's forms library)
“caused, in whole or in part, by your acts or omissions or the acts or omissions of those acting on your behalf: 1. In the performance of your ongoing operations; or 2. In connection with your premises owned by or rented to you.”
amriskusa.com, accessed October 3, 2026. Re-pulled 2026-10-03; sha256 matches the library copy. - 18. ISO CG 20 11 12 19, section A, the two limits after the exclusions
“The insurance afforded to such additional insured only applies to the extent permitted by law; and 2. If coverage provided to the additional insured is required by a contract or agreement, the insurance afforded to such additional insured will not be broader than that which you are required by the contract or agreement to provide for such additional insured.”
assets.touchpointmarkets.com, accessed October 3, 2026 - 19. ISO CG 20 38 12 19, Additional Insured – Owners, Lessees or Contractors – Automatic Status for Other Parties When Required in Written Construction Agreement (IIAT InfoCentral copy; verified in Redoubt's forms library)
“Any person or organization for whom you are performing operations when you and such person or organization have agreed in writing in a contract or agreement that such person or organization be added as an additional insured on your policy”
iiat.org, accessed October 3, 2026. Re-pulled 2026-10-03; sha256 matches the library copy. The form title ends "WHEN REQUIRED IN WRITTEN CONSTRUCTION AGREEMENT". - 20. Utah Code 31A-22-1707, Enforcement
“A certificate of insurance or other document that is prepared, issued, or requested in violation of this part is void.”
le.utah.gov, accessed October 3, 2026 - 21. ACORD 25 (2016/03), the additional insured and waiver notice at the top of the form, blank form hosted by NY DFS
“IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed. If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s).”
dfs.ny.gov, accessed October 3, 2026 - 22. Utah Code 31A-22-1704, Scope of certificate of insurance
“A certificate of insurance is not an insurance policy and does not affirmatively or negatively amend, extend, or alter the coverage afforded by an insurance policy to which a certificate of insurance refers.”
le.utah.gov, accessed October 3, 2026 - 23. Utah Code 31A-22-1706, Notice of cancellation, nonrenewal, or material change
“The terms and conditions of a notice described in Subsection (1), including the required timing of the notice, is governed by the insurance policy. A certificate of insurance may not alter a term or condition of the notice.”
le.utah.gov, accessed October 3, 2026 - 24. Nationwide quote form received by Redoubt, 2026 (docs/coi/moments/_shared.md B9)
“Does the insured have any specific insurance requirements which need to be met (such as loss payees, additional insureds, etc.)?”
Redoubt agency records, accessed October 3, 2026
A landlord will not hand over keys until the tenant's certificate arrives
What commercial leases require and how the landlord is named on the certificate.
Elsewhere on the site
Send the lease, not a summary
Text Redoubt the insurance section of your lease, the landlord entity names, and your move-in date. We will tell you whether your policy already covers the landlord or what the carrier has to add, and when.
This is general insurance information, not legal advice or a coverage determination. The policy forms, the endorsements the carrier issues, and the holder’s written requirement control.