Umbrella Liability Coverage

Commercial umbrella liability insurance provides a layer of coverage above your primary general liability policy, responding once your primary limits are exhausted. For mobile home park and manufactured housing community operators, umbrella coverage is not a luxury — it is a necessity for any community with significant amenities, a large number of lots, or meaningful liability exposure.

Consider that a serious drowning claim at a community pool can result in jury verdicts of $5 million or more. A premises liability claim from a catastrophic fall can exceed $2 million in combined damages and defense costs. Your primary GL policy — typically $1-2 million per occurrence — may not be sufficient to cover the full claim, leaving the excess judgment as your personal or business obligation without an umbrella policy.

Commercial umbrella policies are typically written in $1 million increments and can stack multiple layers above your primary GL. They also typically follow-form — meaning they cover the same risks as your underlying GL policy — and may provide coverage for additional liability exposures not covered by your primary policy. Contractors Choice Agency routinely recommends $5-10 million in total liability limits (primary + umbrella) for community operators with swimming pools or other high-risk amenities.