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  • Environmental Risk Assessment for Manufacturers

    Environmental Exposures Impacting Manufacturers

    Include, but are not limited to:  Air emissions from painting and plating lines, ovens, boilers, reactors, (types of emissions include: carbon dioxide, nitrous oxides, sulfur dioxide, mercury, particulate (heavy metals and dusts), VOC (volatile organic compounds);  Spills from underground and/or aboveground storage tanks;  No secondary containment for above ground storage tanks;  Leaks from elevator hydraulic fluid storage tanks;   Waste storage/handling practices;  Hazardous waste materials (i.e. drums of spent solvents, acids, caustics, paint, heavy metal particulate and dust from bag houses and electrostatic precipitators); sludge’s from water treatment operations;  Raw materials stored and utilized in large quantities (i.e. acids, bases, compressed gases including cyanide and hydrogen chloride, diesel fuel and lubricant oils, flammable paints and solvents);  Wastewaters generated from contact and non-contact cooling water;  Plating lines;  Drum cleaning;  Products cleaning and chemical treatments (wastewaters generally contain heavy metals, oil, grease and organic compounds);  Uncontained floor drains around the plant;  Unknown abandoned underground storage tanks;  In-ground sumps and pits;  Unsealed truck ramps;  Old and/or unknown landfills and lagoons;  Uncertainties about the historical use and conditions of property;  Electroplating baths and sludge;  Paint sludge;  Inadequate or no auditing of hazardous and non-hazardous waste handlers, transporter and disposal companies;  Obsolete and remote equipment storage (bone) yards where contaminants percolate into the soil/groundwater;  Improperly maintained paint booth filters;  Nuisance odors;  Adverse reactions and interactions of chemical compounds that accidentally commingle during a fire;  Refrigeration systems;  No emergency response training for employees;  Halon releases from fire suppression equipment;  Old septic systems;  Spills and leaks from the storage and handling  (loading/unloading) of material containers such as drums, totes or bags from vehicles and/or rail cars….;  Utilities that cross manufacturers property;  Corroded wastewater and storm water sewers;  Improper characterization of hazardous waste;  Non-compliance with SARA Title III/Community Right-to-Know reporting requirements;  Natural resource damages;  Asbestos or lead containing materials; Silica; mold, vapor intrusion….  

    Environmental Claim Scenarios

    1. An auto parts manufacturer had been removing oil and grease from their products prior to painting them. The metal goods were passed through a vapor bath of trichloronethylene (TCE), a common solvent.  During an environmental assessment it was determined the groundwater surrounding the plant contained significant concentrations of TCE and other solvents. The cleanup of the site was estimated to exceed $900,000. 
    2. During the night, an unknown party illegally placed drums of hazardous waste into a dumpster behind a manufacturer’s facility.  The containers were not leaking, but the cost to properly dispose of the illegally dumped waste cost the manufacturer roughly $50,000. 
    3. While moving a large metal coil, a forklift operator hit a hydrofluoric acid aboveground storage tank releasing dangerous fumes into the neighboring community. Area residents and businesses were evacuated and several people were treated at the local hospital for fume inhalation. Claims for bodily injury and business interruption topped $100,000. 
    4. A manufacturer began expansion of the production line area. During excavation, oily soils with a petroleum odor were discovered. Further investigation uncovered an old, undocumented sludge-drying pit, which the previous owner used back in the 1940’s. The manufacturer had to remove and remediate the soils at his expense. Cleanup costs exceeded $400,000. 
    5. A manufacturer stored bag house dust containing heavy metals in an uncovered dumpster behind the facility. Whenever it rained, storm water mixed with the dusts, forming a slurry, which ran off-site. Soil testing of a nearby stream bank showed high levels of lead, cadmium and mercury. The contaminant source was determined to be the dumpster run-off. The manufacturer was responsible for cleanup costs and natural resource damages exceeding $250,000. 
    6. A manufacturer operated a machine, which was used to cut sheet metal. A portion of the machine was located beneath the floor. For more than 20 years, lubricating oil from the machines moving parts was released into the surrounding soils. When a nearby homeowner’s down gradient well used for potable water was tested, it contained total petroleum hydrocarbons. After further investigation, it was found the manufacturer’s property was the source of the pollutant. Total cost of remediation and 3rd party bodily injury claims exceeded $5,000,000. 
    7. A manufacturer stored incorrectly labeled drums of raw materials used for the manufacture of dry cleaning products.  One-day neighbors noticed a thick, whitish-yellow vapor cloud emanating from the vicinity of the drums.  The fire department was called and after reading the labels on the drums, they began to spray them with water.  This caused an explosion, followed by a thick smoke cloud of sulfur dioxide.  Forty plaintiffs filed three lawsuits to recover damages for injuries suffered from exposure to the sulfur dioxide cloud.  Damages topped $3 million.
    8. Concrete trenches were used to transport plating line wastes to the on-site wastewater treatment system.  The high acidity of the wastewater degraded the trenches that allowed the wastewater to seep into surrounding soils.  Subsequently the soils and ground water were contaminated with heavy metals and solvents used in the plating process.  Testing in a nearby stream revealed that fish had high concentrations of metals in their systems as a result of the contamination.  Because fishing was prohibited a local environmental group submitted a class action suit against the platter for loss of enjoyment of the stream.  The group also submitted perceived bodily injury claims for ingestion of the contaminated fish.  Total claims exceeded $3.2 million.
    9. A manufacturer hired a waste hauler to transport their waste materials to a 3rd party disposal site. During transportation the hauler got into an accident, causing the truck to overturn and spills its load into a nearby stream.  Under CERCLA, the commercial insured must contribute for their apportionment of the load for cleanup cost since federal law states that you own your waste from cradle to grave.  Cost to settle the claim for the insured was $700,000. 
    10. An Auto parts manufacturer was sued when contamination was discovered in the drinking water at a new residential development. After further investigation, it was determined that the discovered pollutants were not used as part of the manufacturers process, nor was the manufacturer’s property the source of the contamination. The manufacturer was eventually released from the lawsuit. However, they had already expensed over $200,000 in legal defense costs. 

    Overlooked Benefits of Environmental Liability Insurance

    Unlike most liability exposures impacting manufacturers, pollution losses are not a frequency risk, but rather a severity risk. Since every manufacturer is impacted by environmental liabilities, consideration needs to be given to the economies of scale afforded with environmental liability insurance as part of your risk transfer strategy, versus self-insurance.

    Three Overlooked benefits of environmental liability insurance:

    1. Defense Costs:  Environmental liabilities are relatively new and very litigious.  Even if you do nothing wrong you can still get named in a suit and have to expense defense costs i.e. legal fees, environmental investigations, etc.  
    2. Claim Management:  All policies come with specialists to assist you in handling a claim.  Who is in charge of communications, public relations, emergency response, government compliance, financial management, third party claims for bodily injury, property damage, natural resource damages….?
    3. Third Party Liability:  The majority of the time the cost to clean up the environmental problem/s is far less than the associated claims that come in from third parties for bodily injury, property damage and business interruption.  You need to look at your client’s and neighbors that can be impacted if you or a sub-contractor/vendor cause an environmental loss.        

    Environmental Liability Insurance Products

    Environmental Impairment Liability (EIL) 

    EIL is for manufacturers susceptible to economic loss caused by pollution that actually or allegedly originated from their operations.  Sometimes referred to as pollution legal liability this coverage is for those who own, operate, lease, or have any other insurable interest in real property and the operations. Coverage can be written in a variety of ways addressing unknown preexisting conditions or new conditions.  Coverage can include third party bodily injury and property damage along with business interruption and extra expense, on and off site clean-up costs, legal defense expenses, non-owned disposal sites, transportation and more. EIL can be offered on multi-year terms.  Sewer lines and pump/lift stations can be covered by EIL.  Most EIL policies cover above ground storage tanks.

    Property Transfer Coverage

    When buying or selling property there can be unknown preexisting environmental conditions. Since a Phase I, Phase II, All Appropriate Inquiry (AAI) survey cannot guarantee uncovering all potential environmental liabilities, insurance companies have created property transfer insurance. This coverage protects the new owner or any party with an insurable interest, against unknown environmental conditions that may be discovered during the policy period, that were not caused by the new owner.   

    This coverage not only helps to keep the property at its maximum value, it will assist the purchaser in being able to secure the necessary financing to complete their transaction.  Property buyers have negotiated lower interest rates by blending property transfer coverage with their mortgage.  

    Contractors Pollution Liability (CPL)

    CPL Coverage protects the insured for pollution conditions they may cause or exacerbate while performing work at a 3rd party locations. This is for covered operations performed by or on behalf of the insured. For manufactures, CPL would cover any work they perform for their customers at their customer’s location, such as servicing, installation, and monitoring. 

    Transportation Pollution Liability (TPL)

    Generally, Business Auto or Truckers policies will exclude pollution losses arising from spills or other releases of their cargo. Broadened auto pollution liability (typically Form CA 9948) affords coverage during the loading, unloading and transportation, for a spill, release or sudden upset and over turn of transported cargo. 

    Note:  Manufacturers have potential indirect environmental exposures from the service vendors they hire and products they purchase.  Should your vendors cause an environmental problem or exacerbate an existing environmental issue their general liability insurance policy probably will have either an, absolute or total pollution exclusion.  

    How do you receive your raw materials?  Do you purchase the materials FOB point of shipment?  If you do, when your raw materials leave the shipping dock you are the owner.  What is your strategy if there is an accident while in transit and your raw materials cause a pollution loss?  

    Products Pollution Liability 

    Products Pollution Liability is for manufactures that make and/or distribute a product that if faulty could cause a pollution incident. This coverage can be written on a stand-alone policy, or included on an environmental impairment liability policy. For Environmental Insurance markets to consider offering this coverage, they typically prefer products be intended for commercial use, as opposed to mass distribution to the general public. 

    Underground Storage Tanks

    Financial responsibility requirements ensure that owners and operators of underground storage tank systems have the ability to financially handle a release from an underground storage tank. The responsibility encompasses the ability to pay funds for corrective action and third party bodily injury and property damage from non-sudden and sudden and accidental releases from a regulated underground system.  

  • Grow your sales and smash your hit ratio

    This strategy outlines a comprehensive approach to enhancing all your P&C insurance sales and increasing your hit ratio utilizing environmental insurance.

    ERMI field tested and proven sales strategy: Prospect for new business 90 days after renewal

    Three main reasons this strategy is effective:

    • Every business is impacted by environmental exposures
    • Only a small percentage of licensed insurance professionals are actively working with environmental insurance.
    • You don’t sell environmental insurance, you educate.  An environmentally educated insured can make an informed decision if investing in pollution insurance will add value to their business model.

    By targeting prospects 90 days after their standard property and casualty (P&C) insurance renewal, agents can engage businesses at a time when they are not overwhelmed by commodity-based offers (i.e. 90 days before renewal) and are more receptive to discussing their environmental exposures.

    Here’s a summary of the key steps to implement this strategy effectively:

    1. Timing is Key: Initiate contact 90 days post-renewal of the P&C insurance. This timing allows you to bypass the typical commodity-based renewal frenzy, offering a more relaxed environment for discussion.
    2. Educate and Inform: Begin the conversation by highlighting the importance of understanding environmental exposures that could impact their operations. This piques their interest and sets the stage for further discussion.
    3. Utilize ERMI Educational Resources: Send the Environmental Risk Assessment (eRA) to the prospect (see attached sample eRA’s for Manufacturers and Contractors.  ERMI has over 30 different eRA’s). The eRA provides valuable insights into specific environmental risks, historical loss examples, and relevant insurance coverages. eRA’s are tailored to the prospect’s industry to enhance their effectiveness.
    4. Follow Up: After sending the eRA, follow up with a phone call to discuss the findings. This step is crucial as it transitions the conversation from information-sharing to exploring how you can add value to their business.
    5. Facilitate Internal Discussions: Encourage the prospect to discuss the information internally. This step builds trust and allows them to contemplate the benefits of your offerings before deciding.
    6. Close the Deal: When the prospect understands your added value, they will likely want to move forward. This can lead to a midterm cancellation and rewrite of their current P&C insurance, solidifying your role as their new agent.

    By positioning yourself as a knowledgeable and trustworthy advisor, you not only address the immediate needs of your clients but also create opportunities for long-term partnerships. Incorporating environmental education into your offerings can differentiate your agency in a competitive market, ultimately leading to increased sales and a more robust client base.

    Bottom line, an agency’s relationship with a wholesaler is only of value if you are binding business.

    ERMI coaches retail agents to increase their hit ratio.

  • What are Natural Resource Damages In Pollution Policies?

    As an environmental insurance wholesaler, Environmental Risk Managers, Inc. (ERMI) regularly fields calls from retail agents who went direct to an environmental insurance carrier for an indication, they are not familiar with coverage and could we offer some insight.

    In a recent conversation with an agent, I mentioned there were some coverages not being offered in the indication and when I pointed out Natural Resource Damages was not being covered, the agent asked what Natural Resource Damages were and was that an important coverage?

    My initial thought is that this is exactly why specialty environmental insurance wholesalers like ERMI exist and fortunate we were able to assist our now, new agent to avoid potential E&O exposure.

    This is also a good coaching moment on why it’s critical for businesses to have an environmental financial assurance plan to address Natural Resource Damages.

    What are Natural Resources?  The EPA (https://www.epa.gov/superfund/natural-resource-damages-frequently-asked-questions#1) states “Under both the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) and the Oil Pollution Act (OPA), there are two parts to the “natural resources” definition. First, natural resources are defined broadly to include land, fish, wildlife, biota, air, water, groundwater, drinking water supplies and other such resources. Second, the resource must belong to, be managed by, held in trust by, appertain to or otherwise be controlled by the United States, any State, an Indian Tribe, a local government or a foreign government [CERCLA §101(16); OPA §1001(20)].”

    What are Natural Resource Damages?  The EPA states “Damages are defined as injury to, destruction of, or loss of natural resources [CERCLA §§101(6); 107(a)(4)(C); 111(b); OPA §§1001(5); 1002(b)(2)]. The measure of damages under CERCLA and OPA is the cost of restoring injured natural resources to their baseline condition, compensation for the interim loss of injured resources pending recovery, and the reasonable costs of a damage assessment [CERCLA §§107(a)(4)(C); 107(f)(1); OPA §§1001(5); 1002(b)(2); 43 CFR §11.15; 15 CFR §990.62].”

    Apart from living in Vail, Co. for two years after college, I have been a lifelong resident of Michigan, “Water, Winter Wonderland”.  In Michigan, you are never more than six miles from a body of water, roughly 50% of the Upper Peninsula is government or tribal owned land…, as a Michigander, you understand why environmental financial assurance for Natural Resources Damages is critical.  What Natural Resources could your client’s impact should they have a pollution liability?  Pollution liabilities tend to be a severity versus frequency issues and Natural Resource Damages is a great example.

    What is your environmental financial assurance strategy to address Natural Resource Damages?

    Natural Resource Damages examples:

    What about Natural Resource Damages from Cyberattacks?  As a general rule, cyber policies do not cover for pollution losses that result due to a cyberattack:  https://www.scic.com/do-your-clients-need-pollution-liability-coverage-for-cyberattacks/

    The Trump Organization was accused of taking almost 20 million gallons of river water per day to cool their Chicago skyscraper, then pushing warm water back into the river without a permit breaking rules meant to protect fish and wildlife:  https://www.costar.com/article/1919798340/trump-tower-insurers-off-the-hook-in-chicago-river-pollution-lawsuit

    Dam owner guilty in field turf pollution of Washington river.  A bypass was used to divert a river allowing construction work on a dam.  The bypass failed and allowed black rubber particles from recycled tires into the river:  https://mynorthwest.com/3845252/dam-owner-guilty-in-field-turf-pollution-of-washington-river-2/

    Click on the link for more on becoming a Certified environmental Strategist (CeS), offered through The National Alliance:  https://www.scic.com/certified-environmental-strategist/

  • ERMI on Environmental Exposures Impacting The Cannabis Industry

    It’s well known the cannabis industry is highly regulated and subject to a variety of environmental laws / regulations.

    Cannabis is also an agricultural product with cultivators, processors, laboratories, transporters, landlords, dispensaries & retail operations all part of the business model.  We know the agriculture industry is impacted by a cornucopia of environmental exposures.  Agricultural operations consume 80% of the world’s fresh water and contaminate 70% of our waterways.

    The fact the agricultural industry is impacted by so many environmental issues means it’s critical in today’s business environment, for those involved in the cannabis industry to have an environmental financial assurance plan.

    This is especially true for any cannabis business that utilize or have signed contracts / work orders which contain environmental indemnifications.  Without environmental financial assurance in place the contract may not be worth the paper it’s written on.

    To make sure we are on the same page, it’s critical you have a clear understanding of what a pollutant is.

    What is a Pollutant?

    Insurance companies generally describe a pollutant as smoke, soot, vapors, fumes, acids, alkalis, chemicals….  I am not a scientist and I assume most who are reading this are not either so based upon the way courts and insurance companies have responded to pollution claims in the past, environmental Strategist® has created a definition of a pollutant that is easier for the masses to understand.

    A Pollutant is any material, substance, liquid, product…, which is introduced into an environment for other than its intended use / purpose. In other words, something that ends up where it does not belong.   Fresh water, cheese, milk, fruit juice, cannabis have all been classified as pollutants by courts and insurance carriers under various circumstances.

    Now that we understand what a pollutant is, let’s review some of the environmental exposures impacting the cannabis industry.

    Environmental Exposures Impacting The Cannabis Industry

    Storm water runoff;  Vapor intrusion; Volatile Organic Compounds (VOC) air emissions from odors & chemical applications during plant growth and processing; Extraction facilities use solvents (i.e. propane, isopropyl alcohol, ethanol, butane…); evaporation of solvents used in the THC extraction process which are toxic and / or flammable: Decontaminating equipment; Transport storage, use and disposal of fertilizers, pesticides, and herbicides; Storage & use of fuels, antifreeze, oil and hydraulic fluids; Natural resource damages; Packaging operations using plastic, glues, inks…; Leaking above and/or underground storage tanks;  Spills from loading, unloading and transport of equipment, supplies, finished product;  Faulty HVAC units allowing release of coolants or causing sick building syndrome;  Overuse of irrigation; Old equipment storage yards; On-site compost piles; Historical contamination;  Old or abandoned wells not properly closed allowing contamination into the soil and ground water;  Improper management of protected or sensitive areas like wetlands;  Easements on the property (rail/roadways, pipelines, power lines, waterways…) with potential environmental implications; Hazardous mercury-containing waste due to the use of ultraviolet (UV) lights; Cannabis generates a wide variety of waste streams; Inadequate or no auditing of hazardous and non-hazardous waste handlers; Waste water management;  Spills and air emissions from emergency power generator systems; Mold and mildew from plants gets onto clothing and other surfaces; Grow operations generate agricultural waste that must be managed and disposed of as a regulated or scheduled substance (e.g., pursuant to Drug Enforcement Agency (DEA) or state-level programs); Terpenes, which are responsible for the different aroma, flavors, and even colors in cannabis plants, terpenes may also be harmful to employees when they react with ozone (O3), commonly causing irritation or inflammation to eyes and airways; Adverse reactions and interactions of chemical compounds that accidentally commingle during a fire; Some states do not allow recycling facilities to accept waste that has come into contact with cannabis products; Illegal disposal of waste; Siltation of nearby streams from improper erosion control management; Products can become tainted during growth, storage, manufacture, or transport to mold / bacteria build up or pesticides used; Silica; lab operations;  vandalism and more…

    Environmental Financial Assurance

    Due to government regulations, for many businesses, environmental financial assurance has been in place for decades.  Asbestos and lead abatement contractors must evidence environmental financial assurance to perform their services, industrial and hazardous waste haulers must evidence environmental financial assurance before they are allowed to move any waste, regulated underground storage tanks owners must evidence environmental financial assurance before they can put any product in their tanks.

    It has been the private business sector that has been slow to respond in requiring environmental financial assurance to back stop environmental indemnifications contained in contractors.  There are several forms of environmental financial assurance from bonds, letters of credit, monies in escrow, insurance….

    Overlooked Benefits of Environmental Liability Insurance

    Unlike most liability exposures impacting the cannabis industry, pollution losses are not a frequency risk, but rather a severity risk. Because all cannabis operations face notable environmental exposures, consideration needs to be given to the economies of scale afforded with Environmental Liability Insurance as part of your risk transfer strategy, versus self-insurance.

    Furthermore, most commercial insureds only consider the remediation costs associated with a pollution event. However, often the clean-up costs are far less than other costs that can arise from a pollution loss.

    Three Overlooked Benefits of Environmental Liability Insurance;  

    1. Defense Costs: Environmental liabilities are relatively new and very litigious.  Even if you do nothing wrong you can still get named in a suit and have to expense defense costs i.e. legal fees, environmental investigations, etc.
    2. Claim Management:  All policies come with specialists to assist you in handling a claim.  Who oversees communications, public relations, emergency response, government compliance, financial management, third party claims for bodily injury, property damage, natural resource damages….?
    3. Third Party Liability: The majority of the time the cost to clean up the environmental problem/s is far less than the associated claims that come in from third parties for bodily injury, property damage and business interruption.  You need to look at your client’s and neighbors that can be impacted if you or a sub-contractor/vendor cause an environmental loss.

    Pollution insurance is designed to fill in coverage gaps created by standard property and casualty policies.

    Environmental Liability Insurance Products For The Cannabis Industry

    Environmental Impairment Liability (EIL)

    EIL is for cannabis operations susceptible to economic loss caused by pollution that actually or allegedly originated from their properties.  Sometimes referred to as pollution legal liability, this coverage is for those who own, operate, lease, or have any other insurable interest in real property and/or the operations. Coverage can be written in a variety of ways addressing unknown preexisting conditions or new conditions.  Coverage can include third party bodily injury and property damage along with business interruption and extra expenses, on and off site clean-up costs, legal defense expenses, non-owned disposal sites, transportation and more. EIL can be offered on multiyear terms.  Most EIL policies cover above ground storage tanks.  You can cover multiple locations on a single policy.

    Contractors Pollution Liability (CPL)

    CPL Coverage protects the insured for pollution conditions they may cause or exacerbate while performing work at a 3rd party location/s. This is for covered operations performed by or on behalf of the insured.

    Cannabis operations have potential pollution exposures from vendors (HVAC, Electrical, Plumbing, Applicators, Harvestors…) they hire to perform services.  Should your vendors cause a pollution problem or exacerbate an existing environmental issue their general liability insurance policy typically will have either an absolute or total pollution exclusion.  To be protected you should make sure your vendors have this insurance coverage before they begin doing work.

    Property Transfer Coverage

    Note:  This coverage is designed for buyers or sellers of real properties.

    When buying or selling property there can be unknown preexisting environmental conditions. Since environmental due diligence (All Appropriate Inquiry (AAI), a Phase I or Phase II survey, Baseline Environmental Assessment (BEA)….), cannot guarantee uncovering all potential environmental liabilities, insurance companies have created property transfer insurance. This coverage protects the new owner or any party with an insurable interest, against unknown environmental conditions that may be discovered during the policy period, that were not caused by the new owner.

    This coverage not only helps to keep the property at its maximum value, it will assist the purchaser in being able to secure the necessary financing to complete their transaction.  Property buyers have negotiated lower interest rates by blending property transfer coverage with their mortgage.    You can cover multiple locations on a single policy.

    Transportation Pollution Liability (TPL)

    Generally, Business Auto or Truckers policies will exclude pollution losses arising from spills or releases of transported cargo. TPL affords coverage during the loading, unloading and transportation, for a spill, release or sudden upset and overturn of transported cargo.

    Products Pollution Liability

    Products Pollution Liability is for cannabis businesses that make and/or distribute a product that if faulty could cause a pollution incident. This coverage can be written on a stand-alone policy or included on an environmental impairment liability policy.

    Underground Storage Tanks

    Financial responsibility requirements ensure that owners and operators of regulated underground storage tank systems can financially handle a release from an underground storage tank. The responsibility encompasses the ability to pay funds for corrective action and third-party bodily injury and property damage from non-sudden and sudden and accidental releases from a regulated underground system.

  • Environmental Exposures Impacting the Cannabis Industry Create Need For Environmental Financial Assurance

    It’s well known the cannabis industry is highly regulated and subject to a variety of environmental laws / regulations.

    Cannabis is also an agricultural product with cultivators, processors, laboratories, transporters, landlords, dispensaries & retail operations all part of the business model.  We know the agriculture industry is impacted by a cornucopia of environmental exposures.  Agricultural operations consume 80% of the world’s fresh water and contaminate 70% of our waterways.

    The fact the agricultural industry is impacted by so many environmental issues means it’s critical in today’s business environment, for those involved in the cannabis industry to have an environmental financial assurance plan.

    This is especially true for any cannabis business that utilize or have signed contracts / work orders which contain environmental indemnifications.  Without environmental financial assurance in place the contract may not be worth the paper it’s written on.

    To make sure we are on the same page, it’s critical you have a clear understanding of what a pollutant is.

    What is a Pollutant?

    Insurance companies generally describe a pollutant as smoke, soot, vapors, fumes, acids, alkalis, chemicals….  I am not a scientist and I assume most who are reading this are not either so based upon the way courts and insurance companies have responded to pollution claims in the past, environmental Strategist® has created a definition of a pollutant that is easier for the masses to understand.

    A Pollutant is any material, substance, liquid, product…, which is introduced into an environment for other than its intended use / purpose. In other words, something that ends up where it does not belong.   Fresh water, cheese, milk, fruit juice, cannabis have all been classified as pollutants by courts and insurance carriers under various circumstances.

    Now that we understand what a pollutant is, let’s review some of the environmental exposures impacting the cannabis industry.

    Environmental Exposures Impacting The Cannabis Industry

    Storm water runoff;  Vapor intrusion; Volatile Organic Compounds (VOC) air emissions from odors & chemical applications during plant growth and processing; Extraction facilities use solvents (i.e. propane, isopropyl alcohol, ethanol, butane…); evaporation of solvents used in the THC extraction process which are toxic and / or flammable: Decontaminating equipment; Transport storage, use and disposal of fertilizers, pesticides, and herbicides; Storage & use of fuels, antifreeze, oil and hydraulic fluids; Natural resource damages; Packaging operations using plastic, glues, inks…; Leaking above and/or underground storage tanks;  Spills from loading, unloading and transport of equipment, supplies, finished product;  Faulty HVAC units allowing release of coolants or causing sick building syndrome;  Overuse of irrigation; Old equipment storage yards; On-site compost piles; Historical contamination;  Old or abandoned wells not properly closed allowing contamination into the soil and ground water;  Improper management of protected or sensitive areas like wetlands;  Easements on the property (rail/roadways, pipelines, power lines, waterways…) with potential environmental implications; Hazardous mercury-containing waste due to the use of ultraviolet (UV) lights; Cannabis generates a wide variety of waste streams; Inadequate or no auditing of hazardous and non-hazardous waste handlers; Waste water management;  Spills and air emissions from emergency power generator systems; Mold and mildew from plants gets onto clothing and other surfaces; Grow operations generate agricultural waste that must be managed and disposed of as a regulated or scheduled substance (e.g., pursuant to Drug Enforcement Agency (DEA) or state-level programs); Terpenes, which are responsible for the different aroma, flavors, and even colors in cannabis plants, terpenes may also be harmful to employees when they react with ozone (O3), commonly causing irritation or inflammation to eyes and airways; Adverse reactions and interactions of chemical compounds that accidentally commingle during a fire; Some states do not allow recycling facilities to accept waste that has come into contact with cannabis products; Illegal disposal of waste; Siltation of nearby streams from improper erosion control management; Products can become tainted during growth, storage, manufacture, or transport to mold / bacteria build up or pesticides used; Silica; lab operations;  vandalism and more…

    Environmental Financial Assurance

    Due to government regulations, for many businesses, environmental financial assurance has been in place for decades.  Asbestos and lead abatement contractors must evidence environmental financial assurance to perform their services, industrial and hazardous waste haulers must evidence environmental financial assurance before they are allowed to move any waste, regulated underground storage tanks owners must evidence environmental financial assurance before they can put any product in their tanks.

    It has been the private business sector that has been slow to respond in requiring environmental financial assurance to back stop environmental indemnifications contained in contractors.  There are several forms of environmental financial assurance from bonds, letters of credit, monies in escrow, insurance….

    Overlooked Benefits of Environmental Liability Insurance

    Unlike most liability exposures impacting the cannabis industry, pollution losses are not a frequency risk, but rather a severity risk. Because all cannabis operations face notable environmental exposures, consideration needs to be given to the economies of scale afforded with Environmental Liability Insurance as part of your risk transfer strategy, versus self-insurance.

    Furthermore, most commercial insureds only consider the remediation costs associated with a pollution event. However, often the clean-up costs are far less than other costs that can arise from a pollution loss.

    Three Overlooked Benefits of Environmental Liability Insurance;  

    1. Defense Costs: Environmental liabilities are relatively new and very litigious.  Even if you do nothing wrong you can still get named in a suit and have to expense defense costs i.e. legal fees, environmental investigations, etc.
    2. Claim Management:  All policies come with specialists to assist you in handling a claim.  Who oversees communications, public relations, emergency response, government compliance, financial management, third party claims for bodily injury, property damage, natural resource damages….?
    3. Third Party Liability: The majority of the time the cost to clean up the environmental problem/s is far less than the associated claims that come in from third parties for bodily injury, property damage and business interruption.  You need to look at your client’s and neighbors that can be impacted if you or a sub-contractor/vendor cause an environmental loss.

    Pollution insurance is designed to fill in coverage gaps created by standard property and casualty policies.

    Environmental Liability Insurance Products For The Cannabis Industry

    Environmental Impairment Liability (EIL)

    EIL is for cannabis operations susceptible to economic loss caused by pollution that actually or allegedly originated from their properties.  Sometimes referred to as pollution legal liability, this coverage is for those who own, operate, lease, or have any other insurable interest in real property and/or the operations. Coverage can be written in a variety of ways addressing unknown preexisting conditions or new conditions.  Coverage can include third party bodily injury and property damage along with business interruption and extra expenses, on and off site clean-up costs, legal defense expenses, non-owned disposal sites, transportation and more. EIL can be offered on multiyear terms.  Most EIL policies cover above ground storage tanks.  You can cover multiple locations on a single policy.

    Contractors Pollution Liability (CPL)

    CPL Coverage protects the insured for pollution conditions they may cause or exacerbate while performing work at a 3rd party location/s. This is for covered operations performed by or on behalf of the insured.

    Cannabis operations have potential pollution exposures from vendors (HVAC, Electrical, Plumbing, Applicators, Harvestors…) they hire to perform services.  Should your vendors cause a pollution problem or exacerbate an existing environmental issue their general liability insurance policy typically will have either an absolute or total pollution exclusion.  To be protected you should make sure your vendors have this insurance coverage before they begin doing work.

    Property Transfer Coverage

    Note:  This coverage is designed for buyers or sellers of real properties.

    When buying or selling property there can be unknown preexisting environmental conditions. Since environmental due diligence (All Appropriate Inquiry (AAI), a Phase I or Phase II survey, Baseline Environmental Assessment (BEA)….), cannot guarantee uncovering all potential environmental liabilities, insurance companies have created property transfer insurance. This coverage protects the new owner or any party with an insurable interest, against unknown environmental conditions that may be discovered during the policy period, that were not caused by the new owner.

    This coverage not only helps to keep the property at its maximum value, it will assist the purchaser in being able to secure the necessary financing to complete their transaction.  Property buyers have negotiated lower interest rates by blending property transfer coverage with their mortgage.    You can cover multiple locations on a single policy.

    Transportation Pollution Liability (TPL)

    Generally, Business Auto or Truckers policies will exclude pollution losses arising from spills or releases of transported cargo. TPL affords coverage during the loading, unloading and transportation, for a spill, release or sudden upset and overturn of transported cargo.

    Products Pollution Liability

    Products Pollution Liability is for cannabis businesses that make and/or distribute a product that if faulty could cause a pollution incident. This coverage can be written on a stand-alone policy or included on an environmental impairment liability policy.

    Underground Storage Tanks

    Financial responsibility requirements ensure that owners and operators of regulated underground storage tank systems can financially handle a release from an underground storage tank. The responsibility encompasses the ability to pay funds for corrective action and third-party bodily injury and property damage from non-sudden and sudden and accidental releases from a regulated underground system.

  • Who Are Your Neighbors?

    In light of the recent train derailment environmental disaster in Ohio, this article on “Who Are Your Neighbors” and the environmental exposures created by neighbors should resonate with every commercial insured you work with: https://www.scic.com/who-are-your-neighbors/

  • Certified environmental Strategist (CeS) Update

    Every commercial insured you work with is impacted by environmental exposures.  This link will coach you on the seven steps to assist your insureds to use their environmental exposures to a competitive advantage in today’s business environment:  https://www.scic.com/the-7-steps-of-developing-executing-an-environmental-management-strategy-ems/

    As a Certified environmental Strategist (CeS) you’re not just an insurance agent, you are a strategic team member clients depend upon to manage and transfer their environmental exposures.  At the bottom of the article, you can learn more on becoming a CeS through The National Alliance.