Commercial property covers a business's buildings, its business personal property (equipment, furniture, inventory) and property of others in its care. Business income and extra expense coverage pays lost net income and continuing costs, such as payroll and rent, while a covered loss keeps the business shut. Buildings can be valued at replacement cost or actual cash value. Policies are written on named-peril forms or on a broader special form that covers everything not excluded. Triple-I notes that flood and earthquake are not part of basic coverage and need separate policies or endorsements. Underwriters price and select on the four COPE factors: construction (frame, masonry, fire-resistive), occupancy (what goes on inside), protection (sprinklers, alarms, fire department and hydrant distance) and exposure (neighboring buildings and catastrophe risk such as wind and wildfire). Building age and updates to roof, wiring, plumbing and heating matter too, as does whether the values are insured to replacement cost. Property is hard to place for older frame buildings, vacant or partially occupied buildings, high-hazard occupancies such as woodworking or cooking, coastal wind exposure and large values concentrated in one location. Those risks often go to excess and surplus lines markets. Small occupancies are usually written inside a BOP. Standalone or package property goes to underwriters through carrier portals or on an ACORD 125 and 140, often with a statement of values for multi-location accounts.
Carriers with published appetite
From each carrier's own public appetite guide or product pages. Appetite changes: confirm with the carrier before you submit.
Manufacturing — Named manufacturing classes: food and beverage, metalworking, plastics, ready-mix concrete, wood, craft breweries, machine shops, forging and stamping, sawmills and planing mills, from very small shops to large plants. Coverages include property, equipment breakdown, product recall, product liability and manufacturers' E&O (Acuity manufacturing insurance page, viewed Oct 2026).
Habitational — Acuity's landlord program covers rental dwellings such as single-family houses and duplexes, plus apartments and condominiums, for owners with one property to 20 or more. Written on property/GL or the Bis-Pak BOP, with water backup, equipment breakdown and ordinance or law add-ons (Acuity landlord and rental property insurance page, viewed Oct 2026).
Quote it through: Bold Penguin, Semsee, PL Rating, or the carrier portal
Wholesale — Acceptable on all lines: construction equipment and materials, electrical/heating/plumbing equipment, hardware, office equipment, plumbing and heating equipment, service establishment equipment and telecom equipment. Not a market: chemicals, meat, poultry, seafood, solar equipment dealers, tires and transportation equipment (Middle Market Appetite Guide MK8592, Jan 2026).
Real estate — Real estate agents are acceptable on all lines. Commercial building operators (LRO) and general warehousing are 'will consider'. Residential building operators, mini storage and cold storage are not a market. EMC says most classes are available countrywide with some state exceptions (Middle Market Appetite Guide MK8592, Jan 2026).
Restaurants — Bakeries, caterers, coffee shops, food trucks and restaurants up to $5M TIV and $5M revenue, with BPP up to $2M. Not available in Florida. Ineligible over 7,500 sq ft or out of NFPA 96 compliance (Aug 2026 guide).
Quote it through: Bold Penguin, Tarmika Bridge, or the carrier portal
Contractors — Contractors Property Premier comes in Premier 50 and Premier 150 levels with more than 70 inland marine, property, business income and crime coverages on a commercial package policy (Frankenmuth construction industry page, Oct 2026).
Manufacturing — Manufacturers Property Premier offers $50,000, $150,000, $250,000 or $500,000 option levels, each with more than 70 property, business income and crime coverages. Manufacturers Liability Premier and Manufacturers Select are paired with it (Frankenmuth select manufacturing page, Oct 2026).
Real estate — Commercial building owners are written on a commercial package policy covering building, contents and tenant-related liability, with commercial umbrella and equipment breakdown as options (Frankenmuth real estate industry page, Oct 2026).
Habitational · FL, HI, NJ, NY — Commercial residential property for condo associations, HOAs, continuing care retirement communities and apartment complexes. The product page targets well-maintained, best-in-class buildings. Sold through more than 400 independent agents in Florida, and admitted in NJ and NY with Hawaii on a surplus lines basis (Commercial Residential product page, Oct 2026; Heritage Form 10-K for FY2025).
Manufacturing — Commercial package appetite is strongest for food, consumer goods and textile manufacturers, childcare and enrichment, offices, janitorial services, and lawn care and pest control, with instant online quotes on many classes. Examples include a greeting card maker (GL, property, excess, WC) and a soap and candle maker on a package (Markel preferred US and Bermuda retail appetite guide, June 2026).
Quote it through: Tarmika Bridge, or the carrier portal
Habitational — Condo associations (RCBAP): excess building up to $15M and contents up to $500K over the NFIP, plus optional pool repair and basement contents. Apartments: excess building up to $10M (per-unit minimums apply) and contents up to $500K. From June 2026, loss of rental income for apartments goes to $1M and RCBAP policies can lock in renewal pricing (Neptune Excess Flood sheet, rev. 04/25; Neptune press release, June 25, 2026).
Real estate — Commercial flood for business property owners. Excess over the NFIP's $500K: building $50K to $4M and contents $10K to $1M, with optional business interruption, replacement cost on building, pool repair and basement contents (Excess Flood sheet, rev. 04/25). Since June 2026 the building limit is $15M across primary and excess commercial policies and business interruption goes to $1M (Neptune press release, June 25, 2026).
Real estate — Real Estate Schedules program writes broad form property and general liability for commercial and residential real estate schedules countrywide. Flood and earthquake are included, with $250,000 sublimits for accounts receivable, valuable papers, demolition and increased cost of construction. Submissions need a rent roll, statement of values and three years of loss runs (PHLY Commercial Real Estate Schedules product page, Oct 2026).
Retail — Retail package combines property and liability in one policy. Named store types include department, florist, clothing, shoe, grocery, bakeries, furniture, consumer electronics, hardware, sporting goods, books and beverage (liquor, wine and beer). Commercial auto, cyber, umbrella and WC are optional add-ons (product page, Oct 2026).
Restaurants — Restaurant package includes basic property and liability. Named types: fine dining, family style, pizzerias, delis, bakeries, coffee shops and cafés. Liquor liability, wine collection, EPLI, cyber, WC and commercial umbrella are optional (product page, Oct 2026).
Quote it through: Tarmika Bridge, or the carrier portal
Real estate — Hanover Real Estate Advantage targets owners, REITs, brokers and commercial property managers of office, retail, light industrial/flex/warehouse, mixed-use and Class A condominium properties, with a property broadening suite of 65+ coverages. Out: fully residential exposures other than Class A condos, aging services, mini-storage and development construction (Hanover agent real estate appetite page, viewed Oct 2026).
Quote it through: Semsee, Tarmika Bridge, or the carrier portal
Manufacturing — Middle market writes a wide range of manufacturers of consumer goods (food, electronics, fabricated metal and wood products) and machine/job shops, with optional theft of precious metals, patterns and molds, manufacturers selling price and manufacturers E&O (Middle Market flyer 9-A-3031, Feb 2023). Manufacturing is not BOP-eligible.
Before you submit
- Statement of values listing each building's address, occupancy, construction, year built, square footage, stories and replacement cost
- Updates with years: roof, electrical, plumbing and HVAC
- Fire protection: sprinklers, central station alarms, distance to hydrant and fire station
- Business personal property and business income values, and any seasonal stock peaks
- Three to five years of loss runs
- Recent photos or inspection report, and mortgagee or loss payee details
Sources
- Triple-I: Property insurance (Insuring your business, small business owner's guide)
- Triple-I: Do I need business interruption insurance?
- NAIC: What business income loss coverages are out there?
Updated Oct 30, 2026