Quick pricing (Canada, ex‑QC)

Profile (Canada, ex‑QC)	$1M CGL typical annual premium	$2M CGL typical annual premium	Notes
Landlord – single condo/house (liability within landlord package)	$150–$400	$200–$550	Liability is one part of a broader landlord package; building and rental‑income are priced separately. See Landlord Insurance.
Landlord – small multi‑unit (6–20 units), low‑risk	$350–$900	$450–$1,200	Bundling property and Business Interruption typically optimizes value.
Property Manager – residential, <50 doors	$600–$1,200	$800–$1,600	Often paired with Professional Liability (E&O).
Property Manager – residential, 50–250 doors	$1,000–$2,500	$1,300–$3,200	Pricing scales with doors managed, services, and claims history.
Property Manager – mixed portfolio or commercial exposure	$1,800–$4,500	$2,400–$6,000	Contracts may require higher limits (e.g., $5M) or additional endorsements.

These are illustrative annual estimates for standard risks in Canada (excluding Quebec), before provincial taxes/fees and subject to underwriting. Your quote may fall outside these bands depending on operations, limits, deductibles, and claims.

Landlord package vs. Property Manager CGL: what’s different?

Landlord Insurance (owners):
Purpose: Protects the asset you own and the liability arising from ownership and premises hazards.
Typical components: Premises liability (often $1M–$2M), building/contents, loss of rental income, equipment breakdown, sewer backup options.
Relevance: Best for property owners/landlords insuring their own rental properties. Explore Landlord Insurance and Commercial Property.
Property Manager Insurance (managers/agents):
Purpose: Protects the business providing professional property management services on behalf of owners.
Core coverages:
Commercial General Liability (CGL) for third‑party bodily injury/property damage arising from operations.
Professional Liability (E&O) for alleged errors in leasing, tenant screening, rent collection, inspections, or vendor oversight.
Optional/commonly added: Cyber Insurance (PII and rent‑collection systems), Crime/Fidelity (handling client funds), Non‑Owned Auto, and Business Interruption for insured shutdown events.
Relevance: Best for property management firms (residential, commercial, strata/condo corps’ agents). See Property Management Insurance.

Key takeaway: Landlord packages insure property you own; Property Manager programs insure the services you perform. Many managers need both CGL and E&O; owners typically need a landlord package with liability included.

What drives CGL price for landlords and property managers

Portfolio and operations
Number of doors managed, unit density, and building age/condition.
Occupancy types: long‑term residential vs. short‑term/vacation rental; commercial tenants (e.g., restaurants, gyms) can increase risk.
Services performed: in‑house maintenance, snow/ice control, minor construction, hot‑work oversight, pool operations.
Contractual and compliance requirements
Required limits (e.g., $2M vs. $5M), additional insured endorsements, primary/non‑contributory wording, waivers of subrogation, and evidence of E&O or Crime.
Risk posture and history
Claims frequency/severity, vendor management (COIs on file), written SOPs (slip/fall, water intrusion, fire/life safety), incident logs.
Program structure
Deductibles, retroactive dates (for E&O), bundling with property/BI/cyber, and annual revenues.

Lease and COI checklist (Canada, ex‑QC)

Use this abbreviated list to speed up leasing and vendor onboarding. Always align with your lease or management agreement.

Certificate of Insurance (COI) basics
Named insured exactly matches the tenant/vendor’s legal name.
Policy term fully spans the lease/service period.
Limits meet or exceed requirements (commonly $2M CGL occurrence for tenants and vendors; some sites require $5M).
Required endorsements (as applicable)
Additional Insured: all landlord/ownership entities and the property manager, as required by contract.
Primary & Non‑Contributory wording for the Additional Insureds.
Waiver of Subrogation in favor of landlord/ownership/manager, if required.
Tenants’ Legal Liability or Commercial Tenant Property coverage, where specified.
Administrative details
Certificate holder address correct for notice delivery; 30 days’ cancellation notice where required.
Proof of Professional Liability (E&O) for property managers and certain vendors (e.g., realty services, inspectors).
Crime/Fidelity if handling client funds; provincial workers’ compensation clearance where applicable.

For a fuller playbook, ask your Summit broker for our Tenant Insurance Compliance checklist (Canada, ex‑QC) or contact us.

When to choose $1M vs. $2M (and beyond)

$2M is commonly requested by commercial landlords, strata/condo corporations, and national tenants; many residential leases also standardize on $2M.
Consider $5M when you manage high‑foot‑traffic assets, have complex amenities (pools, gyms), oversee contractors, or face stricter lender/REIT requirements.
Match CGL with E&O: contracts often require both occurrence‑based CGL and claims‑made E&O; verify retro dates and tail options.

How to get a precise quote (what we’ll ask for)

For landlords: property addresses, construction details, year built/updates, protections (sprinklers/alarms), rental income, past claims, desired limits/deductibles. Start with Landlord Insurance.
For property managers: services performed (leasing, maintenance, snow/ice), doors by class (residential/commercial/STR), revenue/payroll, vendor controls, incident/claims history, contract requirements. See Property Management Insurance.

Transparency you can count on

We shop multiple Canadian insurers to curate fit‑for‑purpose coverage and pricing, with full disclosure on broker compensation. Learn more: How We Get Paid.

— Canada coverage excluding Quebec. For advisory tailored to your lease or management agreement, speak with a Summit broker.

CGL Cost for Landlords and Property Managers in Canada (Excluding Quebec)