Builder's risk coverage that protects your renovation from demo day to closing day — the structure, the materials on site, and your liability if someone gets hurt. Terms from 3 to 12 months, quoted online in minutes.
Hard-money lender requirements? We'll send proof of insurance directly.
Fix & flip insurance — usually written as a builder's risk policy paired with premises liability — covers an investment property while it's vacant and under renovation. A standard homeowners or landlord policy won't work here: most exclude vacant homes after 30–60 days and exclude properties under construction entirely.
The builder's risk portion protects the structure itself and the materials you've bought for the job — lumber, cabinets, appliances — whether they're installed, stored on site, or in transit. The liability portion protects you if a neighbor, inspector, or trespasser is injured at the property during the project.
If you're financing the deal, this isn't optional: hard-money and private lenders require builder's risk coverage naming them as mortgagee before they fund. Lumin sends proof of insurance directly to your lender so funding doesn't slip.
The structure — fire, lightning, wind, hail, and weight of snow or ice during the renovation
Building materials — installed or stored on site, including theft of materials
Vandalism & malicious mischief — a top claim source on vacant job sites
Premises liability — injuries to third parties at the property, up to $1M–$2M
Lender requirements — mortgagee and additional insured endorsements for hard-money loans
Contractor tools & equipment — your GC's tools are covered by their own policy
Faulty workmanship — defects in the work itself aren't an insurable peril
Worker injuries — that's workers' comp, carried by your contractor
Flood & earthquake — available as separate policies where needed
Wear, tear & existing damage — conditions that predate the policy
Coverage varies by policy and state. A licensed Lumin agent will walk you through the exact terms before you bind.
Buy, renovate, sell — covered for the full hold period, even if the timeline slips.
Start on builder's risk, transition to a landlord policy when the tenant moves in.
Lender-required coverage with mortgagee clauses, delivered before funding.
Investors running their own crews, with liability sized to the project's risk.
Premiums depend on the property's location, construction type, rehab scope, and term length. Because Lumin compares rates across underwriters, most investors find a shorter-term builder's risk policy costs meaningfully less than they budgeted. Get a quote to see your actual number — it takes about four minutes.
If you're using a hard-money or private lender, almost always — they'll require proof of coverage naming them as mortgagee before funding. If you're paying cash it's not legally required, but an uninsured fire or theft mid-project can erase the entire deal's profit.
Renovations slip — we know. Lumin policies can typically be extended before expiration. Reach out to your agent as soon as you see the timeline moving and we'll keep the coverage continuous.
If you sell, the policy ends at closing. If you hold and rent it, we transition you to a landlord policy; if it sits empty while listed, a vacant property policy bridges the gap.
Yes — most investors should. The policy names your LLC as the insured, and your lender or capital partners can be added as additional insureds.
For the gap before renovation starts or while the finished flip is listed.
When the BRRRR refinance closes and a tenant moves in.
What it covers, what it costs, and how flippers should buy it.
Quote in ~4 minutes, bind in as little as one day, proof of insurance sent to your lender.