Real Property Captive

Real Property Captive sets up Group Captive Insurance structures for large real estate owners with portfolios valued $10M-$3B. Property owners own their insurance rather than paying premiums to third parties, converting premiums into owned equity and potential dividends. Services include captive setup and administration, actuarial premium calculation, claims handling, reinsurance coordination, lender compliance, and policy issuance through A-rated fronting carriers.

Latest answers

• Will My Lender Accept a Captive-Fronted Policy on an A-Rated Admitted Carrier Loan?

  How captive-fronted policies satisfy loan covenants requiring A-rated admitted carriers, and what documentation lenders and their consultants expect.

• Is a Group Captive an 831(b) Micro-Captive, and Is the IRS Targeting Those?

  Group captives for real estate are typically not 831(b) micro-captives. Here is how the structures differ and what IRS enforcement actually targets.

• Questions to Ask a Captive Manager Before Signing

  Vet a captive manager with these targeted questions covering fees, actuarial process, lender compliance, claims handling, and exit rights.

• Am I Liable for Other Members' Losses in a Group Captive?

  Understand how group captive insurance structures limit cross-member liability through loss layers, reinsurance, and collateralized capital contributions.

• Which Insurance Lines Fit Inside a Real Estate Captive?

  Learn which lines belong in a real estate captive: property, general liability, umbrella, and workers comp for the management company entity.

• What Happens If You Have a Large Loss in Year One of a Captive?

  How captives handle a large loss in year one: reinsurance layers, fronting carrier claims payment, capital calls, and what it means for future dividends.

• How to Exit a Group Captive and Recover Your Capital

  A practical guide for real estate owners on exiting a group captive, recovering collateral, and handling loss reserves, runoff, and tax implications.

• Annual Premium Thresholds for Captive Insurance: $1M, $3M, or $5M?

  Find out the annual premium threshold where captive insurance makes financial sense for real estate portfolios: $1M, $3M, or $5M in yearly spend.

• Does a Fronted Captive Satisfy Freddie Mac SBL and HUD 223(f) Insurance Requirements?

  How fronted captive insurance structures meet Freddie Mac SBL and HUD 223(f) property insurance requirements, including carrier ratings and lender review.

• 40 Southeast Apartments, $600M TIV, Sub-30% Loss Ratio: Is a Captive Right for You?

  A $600M Southeast multifamily portfolio with a $4M premium and 30% loss ratio is a strong captive candidate. Here is how to evaluate the move.

• Can a Captive Cover Wind, Hail and Named Storm for Coastal Apartments?

  How captive insurance structures cover wind, hail, and named storm perils for coastal multifamily portfolios while satisfying lender requirements.

• Best Captive Managers for Real Estate Portfolios: A Comparison

  Compare top captive managers for real estate: Marsh, Aon, Artex, Captive Resources, Strategic Risk Solutions, and Real Property Captive.

• Group Captive Qualification Checklist for Real Estate Portfolios

  A practical checklist to determine if your real estate portfolio qualifies for a group captive insurance structure and premium recapture.

• How Much Capital Do You Put Up in a Real Estate Captive, and Is It at Risk?

  Understand capital contributions, collateral, and risk exposure when joining or forming a real estate captive insurance company.

• How Captive Dividends Flow Back to LP Investors in a Real Estate Fund

  How captive insurance dividends flow from underwriting profit to LP investors in a real estate fund, including waterfall mechanics and tax treatment.

• How to Get a Lender's Insurance Consultant to Approve a Captive Program

  Practical steps to get a lender's insurance consultant to approve your captive program, covering documentation, fronting carriers, and rating thresholds.

• Alternatives to Admitted Carriers for Texas and Florida Multifamily Insurance

  Compare non-admitted, E&S, captive, and alternative risk transfer options for Texas and Florida multifamily owners facing admitted carrier capacity limits.

• Alternative Risk Transfer Options for Real Estate Portfolios

  Compare alternative risk transfer options for real estate portfolios: captives, self-insurance, parametric covers, RRGs, and structured programs.

• What Is a Group Captive Insurance Structure for Real Estate Portfolios?

  How group captive insurance works for real estate portfolios: shared risk pools, fronting carriers, premium equity, and lender-compliant coverage.

• Captive Insurance Dividends for Real Estate Portfolio Owners: How Distributions Work

  How captive insurance dividends work for real estate portfolio owners, including underwriting profit, investment income, timing, and tax treatment.