How to Read a Certificate of Insurance for Landscaping Work

The ACORD 25 Certificate of Insurance (COI) is the most-traded document in the landscape industry — and the least-read. Here's exactly what to look at.

The Header

Verify the producer (agency) and the insured name and address match the contractor you hired. If your sub is "Garcia Landscaping LLC" but the certificate says "Juan Garcia DBA Garcia Lawns," that's a different legal entity and the coverage may not apply.

Coverages Section

Each row lists a policy type, carrier, policy number, effective/expiration dates, and limits.

General Liability — verify: - $1M per occurrence / $2M aggregate minimum - "Occurrence" form, NOT "claims-made" - Policy not expired (check the date — fake COIs often use last year's policy)

Automobile Liability — verify $1M combined single limit, "Any Auto" or "Hired & Non-Owned" box checked.

Workers' Compensation — verify "Statutory" limits and employer's liability of $500K/$500K/$500K minimum.

Umbrella/Excess — $1M–$5M sits on top of GL and auto.

The Description of Operations Box (Most Important)

This is where the additional insured endorsement and waiver of subrogation language goes. For Florida landscape work, you want to see language like: "[Your Company] is included as Additional Insured on the General Liability and Automobile policies per CG 20 10 and CG 20 37, on a primary and non-contributory basis. Waiver of subrogation applies."

If it just says "Certificate holder is additional insured" with no form number, request the actual endorsement page — a COI without the underlying endorsement is not enforceable.

Learn more in our additional insured endorsement guide, which walks through CG 20 10, CG 20 37 and the contract language HOAs and GCs ask for.

The Certificate Holder Box

This is you (or your client). Spelled correctly, current address. The holder box doesn't grant any coverage — it just tells the carrier who gets cancellation notices.

Red Flags

• No policy number or "TBD"
• Effective date in the future with no current coverage shown
• Issued by the insured, not by a licensed agency (look for the producer block)
• Cancellation clause with no notice period — most legitimate COIs include 30-day notice
• Carrier name you can't find on the Florida OIR carrier search at floir.com

Verify Before You Trust

Call the producer agency listed on the COI directly. A 60-second phone call confirms the policy is in force. Florida has a major fake-COI problem, especially for workers' comp.

What to Send to Your Clients

When an HOA or commercial property manager asks for a COI, forward the request to your agent — never edit a PDF yourself. Agent-issued COIs are tracked by the carrier and auto-renew when policies update.

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