Insurance for medical office buildings.

Property, loss of rents, and liability for owners of buildings leased to doctors, dentists, clinics, and outpatient surgery, where the build-outs cost far more to replace than ordinary office space.

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What medical office building owners usually carry

Building at replacement cost
Loss of rents
General liability, $1M / $2M
Equipment breakdown
Utility service interruption
Umbrella
Ordinance or law

Watch for these in a medical office building policy

Specialized build-outsShielded imaging rooms, surgery suites, and medical gas lines cost far more to rebuild than standard office space. Know whether you or the tenant insures them.
Medical wasteSharps and biohazard waste fall under pollution exclusions. Your leases should put waste handling, and the insurance for it, on the tenant.
Power failuresA power loss that starts away from your premises is often not covered unless you add utility service coverage. Tenants with vaccines or surgery schedules feel it first.
Accessibility suitsClaims that a building is not accessible usually seek repairs and legal fees, which most liability policies do not cover.
Patient fallsPatients using walkers and wheelchairs make ramps, curbs, and doors a bigger liability exposure. Keep maintenance and snow removal logs.

What lenders and health systems ask medical office building owners for

Additional insuredHealth system tenants often want to be named on your liability for common areas and parking.
Waiver of subrogationHospital and health system leases often require a mutual waiver on property.
Loss of rentsLenders want 12 months or more, since specialized space takes longer to rebuild and re-lease.
Higher limitsHealth system leases may require umbrella limits above the usual office requirement.

Questions medical office building owners ask

Straight answers.

The questions we hear most, answered plainly.

Who insures the MRI room?

Usually the tenant insures the machine, and the lease decides who insures the shielding and build-out. Put it in writing and value it correctly on one policy or the other.