What to submit before occupancy — and at every annual renewal
Before you take occupancy of your leased space — and again at each annual policy renewal — The AIR CRE lease requires Lessees to provide Trico Realty with evidence of current insurance coverage. A certificate of insurance alone is not sufficient. The lease requires specific endorsements to be attached and submitted alongside the certificate. Use this checklist to make sure your submission is complete before you send it.
Items marked REQUIRED must be satisfied for your submission to be accepted. Items marked RECOMMENDED are not mandatory under the lease but are strongly advised based on common coverage gaps we have seen over 55+ years of managing industrial properties in Orange County.
Insurance Submission Checklist
| A. Certificate of Insurance (ACORD 25 or equivalent) | ||
| □ | Policy carrier rated A-, VII or better (AM Best) Verify the insurer’s current AM Best rating before submitting. Policies from lower-rated carriers do not satisfy the lease. | REQUIRED |
| □ | Commercial General Liability — occurrence form Claims-made forms are not acceptable. Coverage must be on an occurrence basis. | REQUIRED |
| □ | Per occurrence limit: $1,000,000 minimum This is the floor set by the lease. Higher limits are acceptable and may be required for certain uses. | REQUIRED |
| □ | Annual aggregate limit: $2,000,000 minimum The aggregate applies across all claims during the policy year. Confirm it resets annually. | REQUIRED |
| □ | Policy effective dates cover the full lease term Coverage must be in force before possession is given. Do not allow a gap between policy periods. | REQUIRED |
| □ | Lessor and Trico Realty, Inc. listed as certificate holders Both the Lessor and Trico Realty, Inc. must be listed as certificate holders. The Trico Realty, Inc. line should read: Trico Realty, Inc., 3100 Pullman Street, Unit A, Costa Mesa, CA 92626 | REQUIRED |
| □ | Workers’ Compensation — statutory limits Required by California law. Confirm the certificate reflects current Workers’ Comp coverage. | REQUIRED |
| □ | Employer’s Liability — $1,000,000 each accident Typically included alongside Workers’ Comp. Verify the limits shown. | REQUIRED |
| □ | Business Auto Liability (if vehicles used in operations) Required if your business operates any owned, hired, or non-owned vehicles. $1,000,000 CSL minimum. | RECOMMENDED |
| B. Endorsement 1 — Additional Insured: Managers or Lessors of Premises (CG 20 11, any edition, or equally broad) | ||
| □ | Endorsement form attached (CG 20 11, any edition, or equally broad) A certificate notation is not sufficient. The actual endorsement form must be provided. | REQUIRED |
| □ | Premises address correctly listed in the schedule Must match the address of your specific leased space, not the park or complex address only. | REQUIRED |
| □ | Additional insured named: Lessor and Trico Realty, Inc. Both the property lessor and Trico Realty, Inc. must appear in the Name of Person(s) or Organization(s) field. | REQUIRED |
| □ | Coverage confirmed as primary and non-contributory Your policy must respond first. The landlord’s coverage is excess only. Confirm with your broker that the endorsement or a separate endorsement reflects this. | REQUIRED |
| □ | No intra-insured exclusions between insured parties The policy must not exclude claims between the tenant and the additional insured (landlord). | REQUIRED |
| □ | Insured contract coverage confirmed The policy must cover liability the tenant has assumed under the lease — specifically the indemnity provisions in the lease agreement. | REQUIRED |
| C. Endorsement 2 — Notice of Cancellation to Designated Person or Organization (IL T4 05 05 19 or equivalent) | ||
| □ | Endorsement form attached The cancellation notice endorsement must be a separate attached form — not a certificate notation. | REQUIRED |
| □ | Days notice: 10 days minimum The endorsement must obligate the insurer to provide at least 10 days’ advance written notice before cancellation takes effect. | REQUIRED |
| □ | Designated person/org: Lessor and Trico Realty, Inc. Must match the additional insured name exactly. | REQUIRED |
| □ | Address: 3100 Pullman Street, Unit A, Costa Mesa, CA 92626 The notice will be mailed to this address. Verify it is entered correctly on the endorsement. | REQUIRED |
| □ | Note: nonpayment cancellations are not covered by this endorsement This endorsement only applies to insurer-initiated cancellations for reasons other than nonpayment. Set premium due date reminders separately. | RECOMMENDED |
| D. Workers’ Compensation — Waiver of Subrogation Endorsement | ||
| □ | Waiver of Subrogation endorsement attached A separate Waiver of Subrogation endorsement on the Workers’ Comp policy is required by the lease. The carrier waives its right to recover from the landlord. | REQUIRED |
| □ | Copy of endorsement or policy page provided to Trico Provide a copy of the WC Waiver of Subrogation endorsement along with the certificate of insurance. | REQUIRED |
Endorsement Schedule Quick Reference
When your broker completes the endorsement forms, both schedules must be filled out as follows. Incomplete or incorrectly addressed endorsements will require correction before your submission is accepted.
| Schedule Field | What to Enter | Notes |
| CG 20 11 — Additional Insured: Managers or Lessors of Premises | ||
| Designation of Premises | Full address of leased space | Use the suite/unit address, not just the park name |
| Name of Additional Insured | Lessor and Trico Realty, Inc. | Both names must appear — not just one or the other |
| Additional Premium | Included | Should read ‘Included’ — if a charge is shown, verify with broker |
| IL T4 05 05 19 — Notice of Cancellation to Designated Person or Organization | ||
| Number of Days Notice | 10 days minimum | 30 days preferred; 10 days is the lease minimum |
| Person or Organization | Lessor and Trico Realty, Inc. | Must match the CG 20 11 name exactly |
| Address | 3100 Pullman Street, Unit A Costa Mesa, CA 92626 | Verify spelling and unit number — this is where cancellation notices are mailed |
Where to Submit Your Insurance Documents
Deliver your certificate of insurance with all required endorsements to Trico Realty before possession is given. At each annual renewal, provide updated documents at least 10 days before your current policy expires.
Submit by email, fax, or mail:
- Email: info@tricorealty.com
- Mail: Trico Realty, Inc., 3100 Pullman Street, Suite A, Costa Mesa, CA 92626
- Fax: 714.540.4579
- Phone: 714.751.4420 (questions only)
Important reminder: If your insurance lapses or you fail to provide current certificates and endorsements, your base rent increases automatically by 10% or $100 (whichever is greater) with no notice required, per the terms of your AIR CRE lease. This is not a discretionary penalty — it takes effect the moment the coverage gap begins. If you have any questions about what your lease requires or whether your current submission is complete, contact Trico Realty before the gap occurs.
Trico Realty, Inc. | 3100 Pullman Street, Suite A, Costa Mesa, CA 92626 | 714.751.4420 | www.tricorealty.com | DRE #00342120
This checklist is provided for informational purposes only and does not constitute legal or insurance advice. Requirements are based on the AIR CRE Standard Industrial/Commercial Lease form. Individual leases may vary. Consult your lease agreement and a licensed insurance broker for guidance specific to your situation.