PMI James River works with contractors at the rental properties we manage, and we require contractors to name PMI James River as an Additional Insured on their General Liability insurance. This requirement is part of our broader vendor compliance process, along with verifying appropriate licensing and insurance and completing our vendor agreement before work is performed in an occupied rental.
Additional Insured status addresses one specific risk: a contractor's work can lead to a liability claim that also names the property manager. The contractor's policy should be set up so PMI James River has the coverage provided by the applicable Additional Insured endorsement or policy language for claims connected to that contractor's work. Contractors who want the broader insurance picture can also review our guide to insurance requirements for contractors working with property managers.
Key Takeaways for Contractors
- PMI James River requires Additional Insured status on the contractor's General Liability coverage.
- A Certificate of Insurance can document coverage, but the certificate itself does not create Additional Insured rights.
- The contractor should ask its insurance agent how the status is provided under the actual policy and endorsement.
- Insurance documentation needs to remain current when the policy renews.
In This Guide
- What Does Additional Insured Mean?
- Why PMI James River Requires It
- A Certificate of Insurance Is Evidence, Not the Coverage
- How to Meet PMI James River's Requirement
- How Long Does It Take and What Does It Cost?
What Does Additional Insured Mean?
The contractor is generally the Named Insured on its own General Liability policy. An Additional Insured is a separate person or organization that receives specified protection under that policy, usually through an endorsement. The exact protection depends on the policy language and the endorsement being used.
Hiscox's explanation of named and additional insureds makes the distinction clearly: the Named Insured owns and controls the policy, while an Additional Insured receives more limited protection tied to the policyholder's activities. Adding PMI James River does not make us the owner of the contractor's policy and does not guarantee coverage for every possible claim.
For contractors who want more detail on how these endorsements are used in contractor relationships, Procore's guide to Additional Insured endorsements explains the distinction among the policyholder, Additional Insured, and certificate holder.
Why PMI James River Requires It
Property managers coordinate contractor work without personally performing that work. If an injury, property damage claim, or lawsuit arises from a contractor's operations at a managed property, the contractor may not be the only party named in the claim.
PMI James River requires Additional Insured status so the contractor's liability insurance is positioned to respond to covered claims involving PMI James River that arise from the contractor's work, subject to the actual policy, endorsement, limits, exclusions, and facts of the claim.
This is also why we handle the requirement before work begins. In our vendor process, we verify appropriate licensing and insurance, require Additional Insured status when applicable, and require the contractor to complete our vendor agreement before performing work in an occupied rental. The goal is to establish the insurance and documentation requirements before a loss occurs.
Important: Listing PMI James River as a certificate holder is not the same thing as giving PMI James River Additional Insured status. The underlying policy or endorsement must actually provide that status.
A Certificate of Insurance Is Evidence, Not the Coverage
This distinction matters in Virginia. Virginia Code § 38.2-518 says a Certificate of Insurance cannot confer rights beyond what the referenced policy provides and cannot extend, amend, or alter the underlying coverage.
Travelers' Certificate of Insurance guidance makes the same practical point: a COI summarizes policy information and may indicate Additional Insured status, but it does not amend or guarantee the coverage itself.
For a PMI James River contractor, that means the right question is not simply, "Is PMI James River shown on the certificate?" The contractor should ask its insurance agent whether the policy or endorsement actually grants PMI James River the required Additional Insured status and then provide documentation that accurately reflects it.
How to Meet PMI James River's Requirement
- Contact your insurance agent or carrier. Tell them PMI James River requires Additional Insured status on your General Liability coverage for work performed for us.
- Use the correct legal entity. Give the agent the company name and address shown below.
- Confirm how the coverage is provided. Ask the agent to identify the endorsement or policy language that grants the Additional Insured status.
- Send the insurance documentation to PMI James River. The certificate should accurately reflect the coverage in place, and supporting endorsement documentation should be provided when needed to confirm the status.
- Keep the documentation current. When the policy renews or changes, provide updated documentation so the vendor file continues to reflect active coverage.
Additional Insured:
James River Property Investments, LLC, dba PMI James River
1806 Summit Ave., Ste. 300-113
Richmond, VA 23230
Keeping current documentation on file is a normal part of contractor risk management. Travelers' contractual risk transfer guidance likewise recommends reviewing contractor insurance documentation before work begins and keeping current records available.
How Long Does It Take and What Does It Cost?
There is no single answer that applies to every contractor or carrier. The endorsement form, processing time, and any charge depend on the insurance company and the contractor's policy. Contractors should ask their own agent rather than relying on a general promise that the change will be free or completed within a particular number of days.
The practical step is to make the request before the contractor needs to begin work for PMI James River. That gives the contractor and its insurance agent time to resolve any documentation issue without holding up vendor approval or a work assignment.
The Bottom Line
PMI James River's Additional Insured requirement is a straightforward part of our contractor risk-control process. Contractors should make sure their General Liability policy actually provides the required status, send documentation that accurately reflects the policy, and keep that documentation current.
Current and prospective contractors can use our Vendor Resources page for PMI James River contact information and vendor resources.
Published: November 8, 2024
Updated: August 21, 2026
