Question 1

Why should I require pollution liability from my HVAC contractor?

Accepted Answer

HVAC contractors handle refrigerants that are regulated under the EPA's Clean Air Act Section 608. An improper refrigerant release can contaminate indoor air, trigger evacuation of occupied spaces, and result in EPA fines exceeding $44,000 per day. Pollution liability covers cleanup costs, third-party claims, and regulatory defense expenses that standard GL policies typically exclude.

Question 2

What insurance considerations apply to rooftop HVAC work?

Accepted Answer

Rooftop HVAC installations involve crane operations, heavy equipment placement, and roof penetrations that can void roofing warranties. Verify the contractor's GL policy does not exclude rooftop work or work above a certain height. Require additional insured coverage that explicitly extends to rooftop operations and any resulting damage to the roofing membrane.

Question 3

How often should I verify HVAC contractor insurance for ongoing maintenance contracts?

Accepted Answer

For ongoing maintenance contracts, verify insurance annually at minimum, ideally 30 days before the policy renewal date. Set up automated COI tracking to receive renewal certificates before the existing policy expires. Many property management contracts require contractors to provide 30-day notice of cancellation or non-renewal.

Question 4

Should an HVAC contractor carry different coverage for new installations vs. maintenance?

Accepted Answer

New installations typically require higher coverage limits because they involve more complex work, heavier equipment, and greater potential for property damage. For large installations (chillers, cooling towers, building automation systems), consider requiring $2M/$4M GL limits and a $1M–$2M umbrella policy. Standard maintenance and repair work is generally adequate at $1M/$2M GL.

Question 5

Do hvac contractors in Missouri need a license?

Accepted Answer

Licensing requirements for hvac contractors vary by municipality in Missouri. Check with your local licensing board and always request proof of current licensure on the COI.

Question 6

What happens if my hvac contractors's insurance expires in Missouri?

Accepted Answer

In Missouri, you as the property manager could be held liable for injuries or damages caused by an uninsured hvac contractors on your property. Missouri courts have consistently ruled that property owners have a duty to verify contractor insurance before allowing work to begin.

Coverage Type	Recommended Minimum	Notes
General Liability	$1,000,000 / $2,000,000	Standard $1M/$2M is adequate for most maintenance and replacement work. Large commercial installations (chillers, cooling towers, building automation) may warrant $2M/$4M limits.
Workers Compensation	Required (5+ employees (1+ for construction))	RSMo § 287.030 requires WC for employers with 5+ employees in general, or 1+ employees in the construction industry. Corporate officers can be excluded from the employee count.
Commercial General Liability	$1,000,000 / $2,000,000	Verify the policy does not exclude hot work (brazing/soldering) or rooftop operations. Completed operations coverage is essential for HVAC installations.
Workers' Compensation	Statutory limits	HVAC work involves rooftop access, heavy lifting, and exposure to refrigerants and combustion gases. Employers' liability of $500K/$500K/$500K is standard.
Pollution Liability	$500,000	Covers refrigerant releases and indoor air quality claims. EPA Section 608 violations can result in fines up to $44,539 per day per violation.
Commercial Auto	$1,000,000 combined single limit	HVAC contractors operate service vehicles carrying refrigerants, tools, and replacement parts. Verify coverage for vehicles entering the property.

HVAC Contractors Insurance Requirements in Missouri

HVAC Contractors Insurance Requirements in Missouri

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