Builders Risk Coverage and the Meaning of “Completion”
Most builders risk policies have a condition, among others, that states coverage will end when the building or structure has been completed for more than ninety days. The policy, however, does not define “completed.” A homebuilder could build a home and have it completed except for minor items such as door or cabinet knobs, or the like, which need to be picked out by the eventual homebuyer. At what point is a building or structure considered to be completed?
Missouri Subscriber
The ISO Builders Risk form, CP 00 20 04 02, states that coverage ceases ninety days after construction is complete or sixty days after any building is occupied in whole or in part or it is put to its intended use. On this type of form, occupancy may equate to completion.
If the form states only that the coverage ceases when the building is complete (or if the building is not yet occupied), the word “complete” would take its lay meaning since it is not defined on the policy.
Merriam Webster Online defines complete as, among other definitions, “a: having all necessary parts, elements, or steps…4 a: fully carried out: thorough.” These definitions indicate the project should be fully finished in order to qualify as “having all necessary parts” or “being fully carried out.”
In general, trim and knobs are not thought to equate with “having all necessary parts” or construction completion. Construction completion implies construction crews being gone, heavy equipment being taken away, and other similar actions. So, when such actions occur, the project is complete, and the Builders Risk form provides coverage for ninety days past that point, even if some minor trim work remains to be done.
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