# Rolling Wrap-Ups for Repeat Developers and General Contractors URL: https://mycontractorsinsurancequote.com/wrap-up-insurance/rolling-wrap-ups Updated: 2026-10-29 · Reviewed by the Principal, Gleason Insurance Brokers, LLC Publisher: My Contractors Insurance Quote, a website of Gleason Insurance Brokers, LLC A rolling wrap-up is one master owner- or contractor-controlled program that enrolls each new qualifying project or phase as it starts, under terms negotiated once, instead of placing a new wrap for every job. It tends to fit a sponsor with a steady pipeline of similar projects, a loss record worth pricing and the staff to administer enrollment continuously. The sponsor gains consistency and spreads administration cost, but it also accepts limits, retention and collateral that may be shared across projects for years. ## Key Decision Points - A rolling program has a master term for enrolling projects and a separate coverage period for each enrolled project, including its completed operations extension. - Ask whether each project gets its own aggregate or whether all enrolled projects share one; the answer drives how a bad loss on one job affects the rest. - Texas defines a consolidated insurance program to include one covering multiple construction projects, and its disclosure and three-year completed operations rules still apply where the chapter applies. - California residential wrap sponsors must disclose the units on the application and a remaining-limits estimate when a policy covers more than one work of improvement. - A rolling program is a weaker fit when the pipeline is uncertain or projects vary widely in type, state or size. ## How a Rolling Program Differs from a Single-Project Wrap A single-project wrap is bought once for one defined site, and its terms are negotiated around that job's value, schedule and trades. A rolling program, sometimes called a rolling OCIP or rolling CCIP, sets the carrier, forms, limits structure, retention, rating basis and administration rules at the outset and then enrolls projects into that framework as they reach mobilization. The statutes recognize the structure. Texas Insurance Code §151.001 defines a consolidated insurance program as one in which a principal provides general liability, workers' compensation or both incorporated into a program for a single construction project or multiple construction projects. California Insurance Code §11751.82 describes a wrap-up policy as an insurance policy or series of policies covering risks of a work of improvement and two or more of its contractors. What makes a program rolling is the enrollment window. The master term, often a period of years, is the window in which new projects may be added. Each enrolled project then carries its own coverage period from start of construction through completion and its completed operations extension, which can run well past the end of the enrollment window. For the basic structure of owner and contractor programs, see [wrap-up insurance programs](https://mycontractorsinsurancequote.com/wrap-up-insurance). ## Which Projects Qualify and How They Enroll Master terms usually define eligible projects by type, minimum and maximum construction value, location and sometimes delivery method. A developer's rolling OCIP might accept wood-frame multifamily up to a stated value in two states and exclude high-rise work, while a GC's rolling CCIP might accept commercial interiors and ground-up retail but not heavy civil or infrastructure jobs. Each new project typically enrolls by submitting a project application with the site description, contract value, schedule, trade list and estimated payroll. The carrier may accept it under the master terms, accept it with conditions or decline it. A project that falls outside the eligibility rules is insured some other way, often through a project-specific policy or the sponsor's annual program. Enrollment also repeats at the trade level. On every new project the sponsor or its administrator must deliver the program information, confirm each trade's eligibility, set the bid credit method and collect payroll reports. A rolling program saves the cost of negotiating new terms, not the work of enrolling each new job's contractors. For the enrollment, safety and claims work the sponsor carries on each project, see [running wrap-up administration as the sponsor](https://mycontractorsinsurancequote.com/wrap-up-insurance/owner-controlled-program-administration). ### Illustrative scenario: Rolling CCIP for a Houston-Area Commercial GC A general contractor based near Houston expects to start six to eight ground-up retail and medical office projects over three years, each between modest and mid-size contract values. It asks the market for a rolling CCIP with a three-year enrollment window, separate project aggregates and a completed operations extension on each project that meets the three-year minimum in Texas Insurance Code §151.051. The carrier offers separate project aggregates but one shared excess tower and program-level collateral. The GC's broker models retained losses across the expected pipeline, its surety reviews the collateral's effect on working capital, and the GC builds a per-project §151.003 disclosure package so every subcontract signed in year three receives the package on time. ## Shared Limits, Per-Project Aggregates and Erosion Limits are where rolling programs vary most. Some programs give each enrolled project its own general aggregate and products-completed operations aggregate. Others place several projects, or a whole program year of projects, behind one aggregate, sometimes with a higher program-level limit above project-level limits. Excess layers may be written per project or shared across the program. The structure matters because claims arrive unevenly. A rolling program that has enrolled a dozen projects over four years may be answering completed operations claims on the earliest jobs while new projects are still being built. If those claims draw from a shared aggregate, they reduce what is available for every other project behind it, including projects whose owners, lenders and buyers relied on the limits shown at enrollment. California's residential rule shows how seriously the law takes that risk. For a residential wrap, Civil Code §2782.95 requires the contract documents to disclose, if and to the extent known, the number of units on the application when the policy covers more than one work of improvement, along with a good faith estimate from the insurer of limits remaining as of a stated date. For how separate project aggregates are written and where they stop applying, see [per-project aggregate limits](https://mycontractorsinsurancequote.com/project-specific-liability-insurance/per-project-aggregate). ## Retention, Collateral and Loss History Across Projects Rolling programs are commonly written on a loss-sensitive basis, with a per-occurrence deductible or self-insured retention that the sponsor funds. The carrier often secures the sponsor's reimbursement obligation with collateral such as a letter of credit, and on a rolling program that collateral may be sized to the whole program rather than one project. It can grow as projects enroll and shrink only as old claims close. That long-lived obligation affects other capital decisions. A GC's surety will want to see how much bank capacity the collateral consumes, and a developer's lender may ask how losses inside the retention will be funded across a portfolio. Each enrolled project's losses also become part of the sponsor's program history, so one troubled job can affect the renewal terms of the master program for every later project. Before signing, model the retained losses for the expected pipeline over the full completed operations period, not just the first program year, and ask how the carrier will adjust collateral as projects close out. For how retained risk and collateral bear on a contractor's bonding, see [construction surety bond capacity](https://mycontractorsinsurancequote.com/construction-surety-bonds). ## State Rules Still Apply Project by Project A master agreement does not satisfy the disclosure duties owed on each new contract. Where Texas Insurance Code chapter 151 applies, §151.003 requires the principal to give each contractor required to enroll a defined information package no later than the 10th day before entering the contract, and §151.051 requires a program that provides general liability to include completed operations coverage for a policy period of not less than three years. The chapter's definition of construction project excludes single-family houses, townhouses, duplexes and related land development. In California, Civil Code §2782.96 requires the premium credit amount or method to be clearly delineated in the bid documents for public works and nonresidential projects, and §2782.95 governs private residential programs. A sponsor rolling projects across both categories needs two disclosure templates, because the residential rule asks for items the nonresidential rule does not. A program that enrolls projects in more than one state also has to fit each state's workers' compensation rules if compensation is wrapped. Some sponsors wrap general liability across states but leave compensation with each employer where state rules make a wrapped compensation program impractical. For the other Texas rules that shape a GC's program, see [Texas general contractor insurance requirements](https://mycontractorsinsurancequote.com/texas/audiences/general-contractors). ## When a Rolling Program Makes More Sense Than One-Off Wraps A rolling program usually fits when four things are true: the sponsor expects a steady flow of qualifying projects over several years, the projects are similar enough that one set of forms and limits suits them, the sponsor's loss record is good enough to be worth pricing on its own and the sponsor can staff continuous enrollment, payroll and claims administration. It is a weaker fit when the pipeline depends on financing that is not yet committed, when projects range from small tenant improvements to large ground-up work, or when one project is so large that it would dominate the program's losses. In those cases, a single-project wrap for the large job and project-specific liability policies for the rest may give clearer limits with less shared exposure. The comparison should be made on actual terms from the market, including what happens to enrolled projects if the sponsor stops renewing the master program, and with the lender and capital partner requirements for each project in hand. For which party is better placed to sponsor the program, see [choosing between an OCIP and a CCIP](https://mycontractorsinsurancequote.com/wrap-up-insurance/ocip-vs-ccip). ## Before You Ask for a Quote ### What to Gather - The expected project pipeline for the enrollment window: type, state, value and start dates - Five years of loss runs for the sponsor, by project where available - Payroll estimates by trade for representative projects - The sponsor's safety program and claims handling procedures - Bank facility and collateral capacity, and any surety or lender covenants - Template subcontract insurance exhibits for residential and nonresidential work ### What to Ask the Insurer or Surety - Does each enrolled project have its own aggregates, and are excess layers per project or shared? - What projects are eligible, and who decides whether a project can enroll? - How is collateral sized across the program, and when does it step down? - What happens to enrolled projects if the master program is not renewed? - How long is the completed operations extension for each project, and when does it start? - How are losses on one project reflected in the pricing of later enrollments? ## Broker Notes **Quick Answer:** A rolling wrap is one master OCIP or CCIP that enrolls new projects under terms set once; it suits sponsors with a steady pipeline of similar projects and the staff to administer it. **Common Mistake:** Assuming every enrolled project has its own limits when the program places several projects behind one aggregate or one shared excess tower. **Broker Perspective:** On a rolling program, a broker watches the end of the enrollment window and the oldest projects' completed operations claims as closely as the new starts. **Coverage Impact:** A rolling program may give consistent terms across projects, but shared aggregates and program-level collateral can tie one project's losses to every other project for years. ## Questions Buyers Ask ### Is a rolling wrap the same as a master policy with projects scheduled on it? Often it works that way, but the details vary. Some programs issue a separate policy for each enrolled project under master terms, and others schedule projects onto one policy. The difference matters for aggregates, policy copies and how long each project's completed operations coverage lasts, so ask for the enrollment mechanics in writing. ### Can a project enroll in a rolling program after construction has started? Carriers usually expect projects to enroll before mobilization, and the master terms often require it. A late enrollment may need carrier approval, a review of work already in place and an exclusion for prior operations. Plan enrollment into the preconstruction schedule so the first trades on site are already insured. ### What happens to our finished projects if we stop renewing the rolling program? Projects already enrolled typically keep the coverage period and completed operations extension stated in their enrollment, but that depends on the program wording. New projects need another solution. Retained losses and collateral obligations on the old projects usually continue until their claims close. ### Do Texas wrap disclosure rules apply to every project in a rolling program? Where Texas Insurance Code chapter 151 applies, its definition includes programs for multiple construction projects, and the §151.003 package is tied to each construction contract requiring enrollment. A master agreement does not replace the per-contract delivery. Single-family houses, townhouses and duplexes fall outside the chapter's definition of construction project. ### How many projects does it take for a rolling wrap to be worth it? There is no fixed number. The test is whether the expected pipeline, payroll and loss record over the enrollment window justify continuous administration and retained risk. A sponsor with a few large projects and an uncertain pipeline may be better served by single-project wraps or project policies. ## Official Sources 1. [Tex. Ins. Code ch. 151 (§151.001, §151.003, §151.051)](https://statutes.capitol.texas.gov/Docs/IN/htm/IN.151.htm), Texas Legislature. Program for a single or multiple construction projects; residential exclusion from construction project; 10-day disclosure; three-year completed operations minimum Verified 2026-10-24. 2. [Cal. Ins. Code §11751.82 (wrap-up policy definition and workers' compensation reporting)](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=INS§ionNum=11751.82), California Legislative Information. A wrap-up policy is a policy or series of policies covering a work of improvement and two or more contractors Verified 2026-10-24. 3. [Cal. Civ. Code §2782.95 (residential wrap-up disclosures)](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=2782.95), California Legislative Information. Units on the application for multi-project policies; good faith estimate of remaining limits Verified 2026-10-24. 4. [Cal. Civ. Code §2782.96 (public works and nonresidential wrap disclosures)](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=2782.96), California Legislative Information. Premium credit delineated in bid documents; limits, known exclusions and policy duration disclosed Verified 2026-10-24. ## Related Decisions - [airport and port wrap-up programs](https://mycontractorsinsurancequote.com/projects/airport-and-port-construction) - [contractor-controlled insurance programs](https://mycontractorsinsurancequote.com/wrap-up-insurance/ccip) - [owner-controlled insurance programs](https://mycontractorsinsurancequote.com/wrap-up-insurance/ocip) - [residential wraps for for-sale projects](https://mycontractorsinsurancequote.com/wrap-up-insurance/residential-wrap-ups) - [build-to-rent developer insurance](https://mycontractorsinsurancequote.com/who-we-serve/developers-subdividers/build-to-rent-developers) - [lender insurance requirements](https://mycontractorsinsurancequote.com/resources/lender-insurance-requirements) --- Start a quote request: https://mycontractorsinsurancequote.com/get-a-quote · Call 844-978-7283 Contract and insurance reviews are a courtesy service that may be available at times, depending on our workload and on the size, timing and complexity of the project. A review is not guaranteed and is limited to insurance considerations. It is not legal advice and is not a substitute for advice from your own legal counsel, which you may need before signing a contract or obtaining coverage. Insurance and surety services are provided through Gleason Insurance Brokers, LLC. Site information is educational and does not constitute legal advice, a binder, an offer of coverage, a guarantee of eligibility or confirmation of policy terms. Insurance conditions are governed by actual issued policies; surety rights and obligations are governed by bond and indemnity documents.