General Liability Insurance
Responds to guest injuries and damage to premises rented to the operator.
How it worksLodging
Insurance for Corporate Housing and Serviced Apartments
Furnished units across many buildings, master leases and long-stay guests — covered together.
One application, shopped to our A-rated carrier network. Number of offers depends on carrier appetite for your class, state, and loss history.
What insurance does a corporate housing or serviced apartment operator need?
A corporate housing or serviced apartment operator typically needs general liability including damage to premises rented to it, contents coverage for furnishings in every unit, business income, coverage meeting landlords’ master-lease requirements, workers’ compensation, cyber, EPLI and an umbrella. Operating furnished units inside buildings owned by others is what defines the risk.
- Typical coverages
- General liability; Contents and business income; Workers’ compensation; Cyber; EPLI; Umbrella
- Who requires it
- Building owners under master leases; Corporate and relocation clients; Local registration rules; State law (workers’ compensation)
- What drives cost
- Number of units and cities; Furnishing values; Landlord-required limits; Stay length; Loss history
- Typical limit structure
- Liability is commonly $1M per occurrence / $2M aggregate with an umbrella; landlords often specify higher limits.
- Where we place it
- Provident Financial Group is an independent insurance agency. Lodging risks are quoted through our agency across our carrier network. We are licensed in New Jersey, New York, Connecticut, Vermont, Massachusetts, Delaware, Maryland, Pennsylvania, Virginia, North Carolina, South Carolina, Georgia, Florida, Ohio, Michigan, Kansas, Kentucky, Texas, California, Arizona, Nevada, Washington, D.C. and Indiana.
What underwriters look at
Corporate housing operators lease or manage furnished apartments inside buildings owned by someone else, then place business travellers, relocating employees, medical staff and project teams for weeks or months. The operator owns the furniture, linens and electronics but not the walls, which shapes how property and liability coverage are structured.
Master leases and management agreements with building owners drive many insurance requirements. Landlords commonly require the operator to name them as additional insured, waive subrogation, carry specific limits and cover damage to the unit caused by the operator’s guests. Relocation companies and corporate clients add their own certificate and indemnity demands.
Long stays raise the guest-or-tenant question. Depending on state and local law, a person staying 30 days or more may gain tenant rights, which affects removal procedures and how innkeeper protections apply. Operators should understand those rules in every city where they place guests.
Damage to the landlord’s unit
Guest-caused water, fire or smoke damage to the apartment and neighboring units.
Furnishings spread across addresses
Contents in many buildings must be scheduled and valued accurately.
Guest-tenant disputes
Long stays can bring tenant-rights claims during removal or non-payment.
Client contract indemnities
Corporate and relocation contracts may shift liability to the operator.
Legal and contract requirements to know
- Master leases and management agreements with building owners typically require additional insured status, waivers of subrogation and minimum liability limits.
- Stays of 30 days or longer can raise landlord-tenant questions under state and local law.
- Some cities regulate furnished rentals and require registration or permits.
- Workers’ compensation is required under state law for employees who clean, maintain and stage units.
How the lodging exposures apply to a corporate housing or serviced apartment operator
| Exposure | Relevance | What it means for this class |
|---|---|---|
| Liquor liability and dram shop | Rarely | Operators rarely serve alcohol. |
| Pool, hot tub and spa | Situational | Building pools are usually the landlord’s responsibility, but guests’ injuries can still involve the operator. |
| Innkeeper's liability (guest property) | Situational | Whether innkeeper statutes apply depends on whether the stay is treated as lodging or tenancy under state law. |
| Franchise brand insurance requirements | Rarely | Most operators are independent. |
| Assault and battery; human trafficking liability | Situational | Screening guests and setting policies on occupancy matter. |
| Shuttle and courtesy vans; valet and garagekeepers | Rarely | Staff driving between units may need hired and non-owned auto. |
| Equipment breakdown (boilers, HVAC, elevators, laundry) | Situational | Appliances in units are often the operator’s property. |
| Business income and seasonality | Recommended | Loss of a corporate client or project can reduce occupancy. |
| Named storm and wind | Situational | Coastal units face named-storm exposure through the building. |
| Cyber and PCI (booking systems, guest data) | Recommended | Corporate billing and guest data need protection. |
| Employment practices (high-turnover hourly staff) | Recommended | Cleaning and staging teams generate employment claims. |
| Workers' compensation | Core | Staff generally report under building-operation or similar classes; 9015 may apply depending on state. |
Innkeeper’s liability for guest property
Corporate housing stays usually run 30 days or more, which can place guests closer to tenants than to hotel guests under state law. That affects whether innkeeper statutes and their caps apply at all.
Clear agreements with guests, documented stay terms and advice from counsel in each market help the operator understand its obligations.
Innkeeper’s liability is set by state statute and the details differ from state to state. Confirm your state’s current requirements with counsel or a licensed agent — start with your state’s hotel & lodging page below.
Real claim scenarios
Guest floods the unit
An overflowing tub damages the unit and those below. Damage to premises rented coverage and the lease terms decide responsibility.
Stolen furnishings
Furniture and electronics are stolen from a unit. Contents coverage responds.
Guest refuses to leave
A long-stay guest claims tenant rights. Legal advice is needed.
Corporate client data breach
Billing data is exposed. Cyber responds.
What lenders, brands and clients demand
- Landlord additional insured and waiver of subrogation
- Minimum liability limits in master leases
- Corporate client certificates
- Relocation company indemnities
Limits and deductibles
Confirm the damage-to-premises-rented limit is high enough for unit damage, and schedule contents by location.
Guest or tenant?
Stays of 30 days or more may create tenant rights in some states and cities. Understanding local rules affects removal, deposits and liability.
Renting out a home instead of running a lodging business?
Corporate housing operators run a business placing guests in furnished units under contracts, often for 30 days or more. An individual renting out their own condo on a platform is a short-term rental host; see our short-term rental pages for that coverage.
Hotel & lodging rules by state for corporate housing & serviced apartments
Each state page covers that state’s innkeeper’s liability law, liquor licensing posture, pool-safety code and lodging-tax treatment.
The coverage stack for corporate housing & serviced apartments
Most owners in this class start here. A licensed agent will confirm what your contracts, state, and payroll actually require.
Commercial Property Insurance
Covers furnishings, linens and equipment across units, with business income.
How it worksWorkers' Compensation Insurance
Covers cleaning, staging and maintenance staff.
How it worksEmployment Practices Liability Insurance (EPL)
Responds to employment claims.
How it worksCyber Liability Insurance
Covers guest and corporate client data.
How it worksCommercial Umbrella Insurance
Adds limits above liability, often required by landlords.
How it worksWhat it typically costs
Corporate housing insurance costs depend on the number of units and cities, furnishing values, lease requirements and stay length.
| Business size | What drives the cost at this size |
|---|---|
Under 25 units in one metro | Fewer locations keep scheduling and liability simpler. |
25–150 units across several buildings | More landlords and higher contents values add complexity. |
Multi-city portfolio | Multiple states and leases require broader programs. |
Pricing is set by each carrier and varies by state, limits, payroll, and loss history — this is not a quote.
What moves your premium
- Number of units and locations
- Value of furnishings and electronics
- Landlord-required limits and endorsements
- Average stay length
- Corporate client contract terms
- Loss history
Corporate Housing & Serviced Apartments insurance questions
Workers' comp class codes for this work
These are the classifications most often used to rate this kind of work. Final assignment always comes from the carrier's underwriter.
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