Strangers sleeping in your building is the whole business and the whole exposure.
We cover hotels, motels and bed and breakfasts: guest injury, guest property, the assault and habitability claims that define hospitality, and the income lost when rooms cannot be sold.
Tell us the situation.
One licensed human replies the same business day — not five agents, not an auto-responder. If the policy you have is already the right one, we will tell you.
We use this to quote and service your insurance, and we do not sell it or pass it to lead networks. Privacy policy.
Send us what you have. We’ll tell you if it’s right.
Your current policy paperwork, a renewal notice, or nothing at all. A licensed agent reads it and replies the same business day.
What hotel businesses actually need.
General liability
Guest injury: pools, stairs, bathrooms, parking, and the public areas.
Without it — A building occupied around the clock by people who do not know it.
Property and contents
The building, the rooms, the FF&E and the commercial kitchen.
Without it — Guest rooms are a large replacement cost, refurbished on a cycle.
Business income
Room revenue lost while the property or part of it is out of service.
Without it — A floor out of action in high season is the year’s margin.
Assault and battery
Claims arising from violence on the premises, and inadequate security.
Without it — Frequently excluded or sublimited, and a defining hospitality claim.
Guest property and innkeeper’s liability
Guests’ belongings, and the statutory limits that may cap your liability.
Without it — Statutory caps only apply where you have complied with the notice rules.
Liquor liability
Bar, restaurant, minibar and event service.
Without it — Excluded from general liability wherever alcohol is served.
Crime and social engineering
Front-desk cash and guest property, and a vendor payment moved on a fraudulent instruction.
Without it — A vendor payment moved on a fraudulent instruction is not burglary, and property coverage does not answer it. Name social engineering on the crime coverage.
Group health and benefits
Front desk and housekeeping, the two roles guests judge you on.
Without it — Hospitality turnover is famously high and it shows up in reviews before it shows up in your accounts.
Businesses like this one, with their own page.
Every one of these is written for that specific operation — the coverages it needs, the questions underwriters ask it, and what it usually gets wrong.
- Campgrounds
A campground rents ground, a fire ring and a bathhouse to people who arrive with tents, dogs and children and stay through whatever the weather does. The claims follow: a tree limb on a tent, a slip in the shower block, a child at the swimming hole, a fire that leaves the ring, a dog that bites the next site over. The property is spread out, mostly outdoors and seasonal, so the policy is a liability policy first, with property for the office, the cabins and the bathhouse, and pieces for the camp store, the boat rental and the propane fill. Campgrounds with RV sites overlap with RV parks and are placed the same way; add rental cabins, a pool or a lake and the liability rate moves. We place it for family campgrounds, membership parks, glamping sites and seasonal operations.
- Resorts
A resort is a hotel with activities attached, and the activities are where the exposure lives. A guest falls off a rented kayak, a child is hurt on the water slide, a wedding guest leaves the bar and drives, a wildfire closes the road for a season. The property itself is often large, remote and timber-built, which sets the price of the property policy, and the amenities set the price of the liability. We place resorts, lodges and destination properties with pools, spas, marinas, ski hills, golf, equestrian and event operations, with liquor liability, business income and the waivers and contracts a carrier wants to see beside the application.
- RV Parks and Campgrounds
An RV park is a hospitality business where the guests supply the bedrooms and the park supplies everything that can go wrong around them: electrical pedestals, water and sewer hookups, roads, a pool, a playground, a camp store, propane, and weather. The insurance is a package built for that: property for what the park owns, liability for what happens to guests, and the pieces that campgrounds specifically need, from the pool to the propane to the guest's rig damaged by the park's tree. We place RV parks, campgrounds and seasonal resorts, and the application walks through every amenity because each is rated.
What our hotel clients ask us.
What is innkeeper’s liability and does it protect us?
Most states have innkeeper statutes capping a hotel’s liability for guests’ property, often at a modest figure, but the cap is conditional. It typically applies only where you have provided a safe or secure storage and have posted the statutory notice in the manner and location the law specifies. Hotels that never posted the notice, or posted it in the wrong place, lose the cap entirely and face the full value of a claim. It is worth checking your actual signage against your state’s wording; this is a cheap protection routinely forfeited on a technicality.
Why does assault and battery come up so much?
Because hospitality claims frequently allege that the property should have prevented what happened: inadequate lighting, broken door locks, no cameras, absent security, a known problem ignored. That is a negligent-security claim, and general liability policies commonly exclude assault and battery or apply a sublimit far below the primary. Check which you have. Underwriters will ask about lighting, camera coverage, key control, whether doors self-lock and how incidents are logged.
Is a bed and breakfast insured like a hotel or like a home?
Like a small hotel, and this is the most common uninsured position in hospitality. A homeowners policy excludes business pursuits, so paying guests in your house are not covered by it, and many B&B owners are living in the insured building, which makes the mix genuinely awkward. There are packaged B&B policies written for exactly that overlap. Room count, whether food is served and whether alcohol is offered are the three questions that set the market.
What about bed bugs?
Usually excluded, and increasingly a specific carve-out rather than an argument about pollution or vermin. The exposure is real — remediation, rooms out of service, guest claims and reputational damage — and buy-back coverage exists in some markets. If you do not carry it, treat inspection and rapid response as the control, and make sure the exclusion’s wording is understood before a guest posts photographs.
Commercial insurance is 96% of what we do — it is not a department here, it is the whole business. Not ready to talk? The guides answer the questions this page raises in more depth. Already insured with us and need a certificate or a policy change? Ask the service team rather than starting a quote — it is faster and it goes to the people whose job it is. We also write home and auto, which is usually cheaper alongside the business policy than apart from it.
Handed a lease, a vendor packet or a client contract with insurance requirements? Paste it into the COI Requirements Decoder to see what each one means for your business, or read what the requirements mean.