What is a certificate of insurance?
A certificate of insurance (COI) is a document from an insurance company or broker that summarizes a business or person’s active insurance policies.
It shows who is insured, what coverage is listed, and when each policy expires. It is evidence of insurance—not the insurance contract itself.
ByTravis at TightropeUpdated
See COI tracking in action- Document type
- Coverage summaryA summary of coverage—not a policy or contract
- Common form
- ACORD 25ACORD 25 for commercial liability insurance
- Who requests it
- Property teams and GCsProperty managers, landlords, general contractors, and lenders
What a COI shows—and what it doesn’t
The page summarizes the policy. The policy and its endorsements determine the actual coverage.
Anatomy of an ACORD 25
ACORD 25Named insured
Must match the entity on the lease or contract
Policy dates
Check the effective and expiration date on every row
Coverage and limits
Compare each policy with the lease or contract
Endorsements
The evidence for additional insured status and waivers
Certificate holder
The recipient—not automatically an additional insured
The certificate is only a snapshot
A COI cannot change policy terms or create additional insured status. Required protections must be confirmed in the attached endorsements.
Read the field guideThree recurring gaps in real COIs
- Entity mismatchThe insured name does not match the contract.
- Missing endorsementThe certificate says covered, but the form is absent.
- Split expirationsOne policy lapses before the others.
A filed COI can still be wrong
Travis checks the certificate and endorsements against your requirements, then follows up until every gap is corrected.
From Compliance Team at Acorn Properties
Diamond Flooring is starting next week
2 coverage gaps—we've reached out and resolved this before work begins.
- Emailed Diamond Flooring
- Verified with Insurance Broker
- Updated new COI in system
Diamond Flooring starts next week. Travis finds that $3 million in general liability coverage is missing and the additional insured is not listed, emails the vendor, verifies coverage with the insurance broker, and updates the new COI in the system before work begins.
Four common COI questions
What does a certificate of insurance prove?
It shows the policies reported as active for the stated dates, with their coverage types and limits. It does not guarantee that every contract requirement is satisfied.
Is an ACORD 25 the same as a COI?
ACORD 25 is the standard Certificate of Liability Insurance form commonly used in the United States. Other certificate forms also exist.
What is the difference between a COI and an endorsement?
A COI summarizes coverage. An endorsement changes the policy. Additional insured status must be confirmed through the endorsement, not a note on the certificate.
How often should property managers collect COIs?
Before work or occupancy begins, then at every policy renewal. Track each listed policy separately because expiration dates may differ.