Hiring a contractor in an NYC co-op or condo: the COI and paperwork
Your plumber shows up and the doorman won't let them up. Very often, that's because the building never got a certificate of insurance (COI). Here's how to get the paperwork right before the job.
Get matched with a licensed pro Free for you. Pros pay Five Boro Fix a referral fee. Matching service, not a contractor.
Emergency? Gas smell, CO alarm, fire, sparking or flooding: get to safety and call 911 first.
What a COI is
A certificate of insurance is a one-page document from the contractor's insurer showing their coverage, usually general liability and often workers' compensation. Buildings require one so that if a worker gets hurt or damages the building, the contractor's insurance responds first, not the building's or yours.
What NYC buildings commonly ask for
- The building's legal name (and often the managing agent and board) listed as certificate holder and additional insured, using wording the building gives you.
- Minimum coverage amounts set by the building, which differ from building to building.
- Proof of workers' compensation and disability coverage, or a valid NY exemption.
- The contractor's license where it applies: DOB licenses for plumbers and electricians, and a DCWP Home Improvement Contractor license for home improvement work.
Get the building's exact requirements in writing from management before you hire.
Alteration agreements and building rules
For bigger jobs, like renovations, new plumbing or electrical, or window or HVAC changes, co-ops and condos often require an alteration agreement, plans, and sometimes review by the building's architect or engineer. Most buildings also set working hours, elevator reservations and padding, and rules about debris removal. Small repairs often only need the COI.
Avoid lobby-day surprises
- Ask management for their COI sample or requirements sheet.
- Send it to the contractor when you book, not the morning of.
- Make sure the COI reaches management, and confirm they've approved it.
- Reserve the service elevator if your building requires it.
- Tell the contractor about parking and loading rules.
How Five Boro Fix helps
Every pro in our network sends a current liability COI before they're listed, and we check licenses where NYC requires them. When you request a match, mention that you're in a co-op or condo and the pro will know to expect the building's paperwork. We match and introduce you, and the contract, quote and payment are between you and the pro.
Questions
How long does it take a contractor to get a COI?
Insurers or brokers can often issue a certificate quickly once they have the building's exact wording, but timing varies. Send the requirements early.
Does my co-op need a COI for a small repair?
Most do, even for small jobs. Check with your managing agent.
Is a COI the same as a license?
No. A COI shows insurance. A license (DOB or DCWP) shows the business is allowed to do the work. You want both.
Related guides
Get matched with one licensed pro, free
Owners, co-op/condo owners and landlords: tell us the job and we'll introduce you to one vetted, licensed local business, usually within 24 hours. Free for you. Pros pay Five Boro Fix a referral fee. Matching service, not a contractor.