Never Let an Uninsured Sub onto Your Jobsite—Or Release a Check Without a Verified COI & Lien Waiver.
Check General Liability, Auto, Workers' Comp, Additional Insured, and Waiver of Subrogation on any ACORD 25 in about 5 seconds. BuilderCOI sends renewal reminders automatically before your annual audit—and on Builder Pro, it emails your subcontractor's insurance broker directly and texts your sub.
- Complete Packet: ACORD 25 COI + IRS W-9 + Lien Waivers
- No-Password Upload Links for Subs & Brokers
- Automatic Reminders 30, 15, 7, 3 & 1 days before expiration
Instant Visibility Across Every Subcontractor on Your Roster
Know who is cleared for payment in two seconds. Click a card below— Cleared to pay, Expiring soon (within 30 days) or Payment on hold—to filter subcontractors in real time.
Subcontractor Vendor Board
Cleared to pay = current ACORD 25 COI + verified W-9. Expiring soon = policy expires within 30 days. Payment on hold = missing, deficient, or expired (payment on hold).
| Subcontractor | Trade | ACORD 25 COI | IRS W-9 | Payment Status | Compliance Gaps | Last Reminder |
|---|---|---|---|---|---|---|
| Lone Star Structural Concrete, Inc. mvance@lonestarstructural.com | Structural Concrete & Rebar | Current Exp. Jun 30, 2027 | On file Signed W-9 on file | Cleared to pay | ||
| Brazos Valley Commercial HVAC & Mechanical dcaldwell@brazoshvac.com | Commercial HVAC & Sheet Metal | Coverage gaps Exp. Apr 15, 2027 | On file Signed W-9 on file | Payment on hold | General LiabilityEndorsements | Oct 29Review |
| Hill Country Architectural Coatings LLC sofia@hillcountrycoatings.com | Commercial Painting & Intumescent Coatings | Expiring soon Exp. Nov 16, 2026 | On file Signed W-9 on file | Expiring soon | Oct 28Review | |
| Red River Commercial Roofing Systems, Inc. estimating@redriverroofing-tx.com | TPO & Standing Seam Commercial Roofing | Expired Exp. Oct 15, 2026 | Missing Awaiting upload | Payment on hold | Policy expiredGeneral LiabilityEndorsementsWorkers' CompW-9 | Oct 29Review |
| Pecan Street Architectural Millwork & Casework hlindqvist@pecanstreetmillwork.com | Finish Carpentry & Architectural Millwork | Current Exp. Aug 1, 2027 | On file Signed W-9 on file | Cleared to pay | ||
| Apex Electric & Switchgear Co. office@apexelectric.example | Commercial Electrical & Switchgear | Current Exp. Mar 11, 2027 | On file Signed W-9 on file | Cleared to pay | ||
| North Bay Commercial Plumbing LLC hello@northbayplumbing.example | Commercial Plumbing & Med-Gas | Expiring soon Exp. Nov 12, 2026 | On file Signed W-9 on file | Expiring soon | Oct 29Review | |
| Pacific Coast Drywall & Acoustics admin@pcdrywall.example | Drywall & Metal Stud Framing | Not received No certificate on file | Missing Awaiting upload | Payment on hold | COI not receivedW-9 | Oct 28Review |
How BuilderCOI Eliminates Compliance Chasing
A streamlined 3-step workflow designed for busy General Contractors, Project Managers, and Construction Accounting teams.
No-Password Upload & AI ACORD 25 Check
Send a one-tap upload link to your subcontractor or their broker. When they upload their ACORD 25 and W-9, BuilderCOI checks General Liability, Auto, Workers' Comp, Additional Insured, Waiver of Subrogation, and your exact Certificate Holder address.
Direct-to-Broker Automated Renewal Chasing
BuilderCOI reads the insurance agency's email and phone from the ACORD 25. When a policy falls short or is about to expire, it emails the broker and texts your subcontractor with exact fix instructions—30, 15, 7, 3 & 1 days before expiration.
Statutory E-Sign Lien Waivers & Draw Release
Before releasing a progress or final check, request a conditional or unconditional lien waiver. Your subcontractor signs on their phone in seconds, the waiver gets a tamper-proof digital seal, and their status switches to Cleared to pay.
Test the ACORD 25 Policy & Endorsement Scanner
Switch between 3 sample subcontractor certificates to see how BuilderCOI flags coverage gaps and holds non-compliant payments.
Select a Sample Subcontractor Certificate:
- General Liability Each Occurrence is $500,000, but $1,000,000 is required.
- General Liability General Aggregate is $1,000,000, but $2,000,000 is required.
- Additional Insured (ADDL INSD) box is marked 'N' (CG 20 10 / CG 20 37 required).
Hello Texas Builders Risk & Surety Agency: Please reissue the ACORD 25 for Lone Star Framing Co. with $1,000,000 GL Each Occurrence / $2,000,000 Aggregate and mark 'Y' in the ADDL INSD column naming Apex Meridian Construction Group, LLC. Upload via the no-password link included in this email.
Why General Contractors Switch to BuilderCOI
Replace messy spreadsheets and overpriced legacy portals with automated compliance gating that subcontractors and brokers actually use.
| Compliance Capability | BuilderCOI | Spreadsheets & Manual Emails | Legacy Enterprise Portals |
|---|---|---|---|
| Monthly Pricing & Contract Lock-In | Included: $49 – $89/mo · Cancel anytime | Not included: “Free” — but costs hours of admin time and risks audit back-premiums | Limited: Priced per year · Usually an annual contract |
| ACORD 25 Limit & Endorsement Checks | Included: AI reads the certificate in about 5 seconds (General Liability, Auto, Workers' Comp, Additional Insured, Waiver of Subrogation) | Not included: Reading blurry PDFs by hand | Limited: Manual review queues that can take days |
| Direct-to-Broker Renewal Chasing (Builder Pro) | Included: Finds the broker's email on the COI and emails them directly, CC'ing your sub | Not included: Copy-paste emails when you remember | Limited: Chases subcontractors through login-only portals |
| Subcontractor Upload Experience | Included: No-password upload links (phone photo or PDF) | Not included: Lost email attachments & text-message screenshots | Limited: Subs must create accounts and may pay vendor fees |
| 4-Type Statutory E-Sign Lien Waivers (Builder Pro) | Included: Built-in conditional & unconditional waivers for progress and final payments | Not included: Chasing paper waivers on draw day | Limited: Often a separate paid add-on |
| File Security & Audit Trail | Included: Fake/corrupt file detection + tamper-proof audit vault | Not included: Unverified desktop folders | Limited: Basic cloud storage |
One Prevented Audit Penalty Pays for Years of BuilderCOI.
Start with a 14-day free trial. Cancel anytime—and your subcontractors and insurance brokers never pay vendor fees.
Builder Starter
For custom home builders & regional GCs managing up to 30 subs.
- Up to 30 Active Subcontractors
- Unlimited AI ACORD 25 & W-9 Scans with Fake-File Detection
- No-Password Upload Links for Subcontractors
- Automated Email Renewal Reminders
- Real-Time Payment Board (Cleared to pay vs Payment on hold)
Upgrade to Builder Pro anytime as your roster grows
Builder Pro
Most Popular for GCsFull automation for high-volume commercial GCs, roofers & multi-project builders.
- Unlimited Active Subcontractors
- Direct-to-Broker Automated Renewal Chasing
- Automated Subcontractor Text (SMS) Alerts
- Unlimited 4-Type Statutory E-Sign Lien Waivers
- Audited Manual Overrides & Side-by-Side Document Review
- Unlimited AI ACORD 25 & W-9 Scans with Fake-File Detection
Everything in Starter, plus broker chasing, text alerts & lien waivers
Frequently Asked Questions
How does BuilderCOI protect me during my annual Workers' Comp & General Liability insurance audit?
During your annual insurance audit, your carrier reviews every payment made to subcontractors. If a sub's COI expired mid-project, lacked Workers' Comp, or didn't name your company as Additional Insured, your auditor can treat that sub as your uninsured employee—charging you 10% to 28% of their contract value in back-premiums. BuilderCOI holds payment until every document is in order and automatically sends renewal reminders 30, 15, 7, 3 & 1 days before expiration.
Do my subcontractors or their insurance brokers have to create an account or remember a password?
Never. BuilderCOI sends a secure one-tap upload link by email (and by text message on Builder Pro). Your sub—or their insurance broker—taps the link on a phone or computer and uploads their ACORD 25 COI and signed IRS Form W-9 in under 30 seconds.
How does direct-to-broker renewal chasing work? (Builder Pro)
Most subcontractors don't issue their own COIs—their insurance agency does. When a sub uploads an ACORD 25 once, BuilderCOI reads the agency's name, email and phone from the certificate. When a limit is too low or a policy is 30 days from expiring, BuilderCOI emails the exact fix instructions and your Certificate Holder address straight to the broker, with your subcontractor in CC.
What are the 4 Statutory Lien Waiver types included in Builder Pro?
Builder Pro includes mobile-ready e-sign templates for all four construction lien waiver types: (1) Conditional Waiver and Release on Progress Payment, (2) Unconditional Waiver and Release on Progress Payment, (3) Conditional Waiver and Release on Final Payment, and (4) Unconditional Waiver and Release on Final Payment. Every signed waiver is protected with a tamper-proof digital seal.
Stop Chasing Subcontractor COIs & Lien Waivers Manually.
Launch your 14-day free trial or jump straight into the live interactive General Contractor workspace.