What this covers
You renew with commercial insurance that fits your real operations, with limits that make sense and exclusions you’ve seen in plain language before you sign.
You reached out because your renewal came back with new exclusions, higher deductibles, or a landlord or contract requirement. You’ll be able to choose a policy knowing what gets paid after a fire, theft, or liability claim, and what will be declined. If you want to move ahead, the first step is a short intake and document list.
I start by pinning down your operations, locations, and the way you handle stock, tools, and third-party work. Then I build a limits and exposures worksheet, compare carrier quotes side by side, and read the policy wording for the exclusions and conditions that usually cause claim disputes. I’ll bring you one recommendation you can sign with your eyes open.
A bit about me
I’m Lucía Santos, a commercial insurance broker. I do commercial insurance work for owner-managed businesses that have to renew while the rules keep changing, usually after a carrier adds exclusions, raises deductibles, or asks for a cleaner description of operations. My day is spent reading wordings, checking schedules, and translating underwriting questions into plain decisions you can make.
Most brokers can get you a quote. I spend my time on the parts that decide whether a claim gets paid: the business description, the exclusions, the conditions, and the schedules for property, stock, and equipment. If something is unclear, I write it down and resolve it before you bind, because “we’ll sort it out at claim time” is where coverage gaps hide.
Recent work
Here are a few recent commercial insurance placements where the decision came down to wording, limits, and what was actually happening on site.
Portfolio
Small hotel renewal fix. The renewal came back with a stricter theft condition and a higher deductible. I rewrote the operations description, adjusted limits to match room inventory, and placed terms where the theft condition matched their actual security setup.
Workshop tools and transit. A workshop needed tools covered off-site and while moving between jobs. I separated equipment values, set sub-limits that matched the real highest-value tools, and confirmed when coverage applied in transit so the owner could schedule work confidently.
Shop lease requirement. A landlord required specific liability limits and additional insured wording. I compared quotes that looked similar on price but differed on contractual liability and exclusions, then placed the policy that met the lease without buying unused extras.
“Lucía found exclusions we would have missed and explained the tradeoffs clearly.”
Owner-manager, renewing after a tough carrier change
How this runs
Commercial insurance goes wrong when the paperwork doesn’t match the real business. I keep the work simple: I ask for what I need, I show you the differences in writing, and I point to the one or two lines that decide how a claim is handled.
1. Intake and facts Days 1-2 I’ll collect the basics that underwriters price on: what you do, where you do it, what you keep on site, and what leaves the premises. You’ll send your current policy and any renewal terms. If something is missing, I’ll list it as a question so you can answer it once. 2. Exposures and limits Days 3-5 I’ll build an exposures and limits worksheet from your inputs and the policy wording. This is where we catch mismatches like “retail only” when you also install or repair, and where we decide which limits need to move up or down based on real replacement costs. 3. Quotes and wording check Week 2 I’ll obtain and compare carrier terms, then read the policy wording and endorsements that come with each option. I’ll flag exclusions, conditions, sub-limits, and deductibles that change the way a fire, theft, or liability claim would actually pay. 4. Recommendation and placement Week 3 I’ll walk you through one recommended option and one alternative, with the reasons written down. Once you choose, I’ll prepare placement notes and confirm the final wording matches what you accepted. You’ll sign only after you’ve seen the exclusions and schedules that matter to your risk.
Pricing
Pick the level that matches how many locations, activities, and contracts I need to read through before I can stand behind the placement notes.
Priced items
Get started
If you want to lock this in and get quotes you can trust, you can start here.
1. Sign the proposal to book the engagement. 2. Pay the 30% booking invoice within 14 days. 3. Send your current policy and renewal terms so I can start intake.
Signature
Fee summary
Booking and payment
To book, I invoice 30% when you sign this proposal. I invoice the remaining 70% when the engagement is complete. Each invoice is payable within 14 days of its date.
What I need from you. I can quote and check wording only from the information you give me. I will ask for your current policy, loss runs or claims history, and basic operations details, and I need them before I request quotes.
Quotes and underwriting. Carrier quotes depend on underwriting and can change when new facts come up, documents arrive, or a site visit happens. I will show you what changed, what triggered it, and what options still exist.
Changes to the work. If your operations, locations, values, or contract requirements change during the engagement, I will update the exposures and limits worksheet and the recommendation. If the change adds work, I will price it before I continue.
Policy wording limits
I will read the policy wording and flag exclusions and conditions that affect your day to day work. I cannot remove every exclusion. When a gap cannot be fixed, I will point to the clause and the practical impact.
Placement and insurer decisions. I place coverage based on the option you approve, but the insurer makes the final decision on acceptance and claims payment. I will keep placement notes that match the application and the facts we used to quote.
Ownership of work. Once your invoices are paid, you own the documents I produce for this engagement, including the exposures and limits worksheet, comparison table, and placement notes, for use inside your business and with your advisors.
