Wrap-Up (OCIP & CCIP) Insurance for Jacksonville and St. Augustine Developments
An Owner Controlled Insurance Program (OCIP) is a single program the project owner buys to cover the general contractor, all enrolled subcontractors and the project itself for general liability, workers' compensation and builders risk. In a Contractor Controlled Insurance Program (CCIP), the general contractor buys it. A Jacksonville wrap-up's completed-operations term should run through Florida's seven-year defect repose (FS 95.11(3)(b)).
OCIP and CCIP wrap-up programs for Jacksonville and St. Augustine developments: when consolidation pays, enrollment, the defect-repose clock. Free analysis.
Figures reviewed against Florida Statutes and carrier bulletins on September 27, 2026.
Wrap-up programs in Jacksonville and St. Johns County
A wrap-up only pays for itself on a project large enough to carry the administration. Northeast Florida has more of those than it did five years ago.
Where wrap-ups pencil out in Jacksonville
Duval permitted 69 buildings of five or more units, 2,253 apartments and condos worth $404.4 million, in 2025, and JAXPORT's terminals, warehouses and rail connections keep an industrial pipeline running beside them.
- An OCIP or CCIP replaces dozens of subcontractor GL and workers' compensation policies with one program the owner or general contractor controls, with one set of limits, one safety program and one claims desk for the site.
- Every enrolled employer still lives under Chapter 440: construction employers are covered from the first employee, officer exemptions are limited to three officers who each own at least 10% of the company, and a stop-work order applies statewide to a non-compliant employer (FS 440.02, 440.107).
- Completed operations is the long tail: under FS 95.11(3)(b) a defect claim can arrive up to seven years after the certificate of occupancy, so the wrap-up's completed-operations extension, not just its construction-period term, decides whether the subs are protected after they demobilize.
St. Johns County's pipeline
St. Johns County authorized 4,735 housing units in 2025, including 1,039 in 34 buildings of five or more units, and certified about 1,165 acres of agricultural enclaves for homes along SR 207 on August 19, 2026.
- Master-planned communities are delivered in phases by many trades, exactly the structure a wrap-up is built for; because FS 95.11(3)(b) treats each building as its own improvement, enrollment records and certificates need to be kept building by building.
- Subcontractors on a wrap-up still need their own coverage for off-site work, autos, and the exposures the wrap-up excludes; we place those gap policies alongside the enrollment so a sub is never uninsured between projects.
- OIR approved a 6.9% statewide workers' compensation rate decrease effective January 1, 2026; on a wrap-up the savings show up in the program's payroll-rated premium, but the owner's loss-sensitive terms decide who keeps them.
Privately owned residential construction authorized in 2025 (U.S. Census Building Permits Survey)
| County | Single-family units | Units in 5+ unit buildings | All units | Permit valuation |
|---|---|---|---|---|
| Duval | 3,732 | 2,253 (69 buildings) | 6,017 | about $1.13 billion |
| St. Johns | 3,554 | 1,039 (34 buildings) | 4,735 | about $1.20 billion |
Totals are the sum of the Census county file's single-family, 2-unit, 3-4 unit and 5+ unit rows and include imputed values; commercial construction is not in this survey.
Guides
- Enrolled in a Wrap-Up? The Florida Subcontractor's Guide to OCIP and CCIP Insurance in 2026
- St. Johns County Just Certified 1,165 Acres for Homes: The SR 207 Corridor Contractor's Insurance Guide (2026)
- Florida Contractor Insurance Bundle: The Complete 2026 Guide to GL, Workers' Comp, Tools, and Builders Risk
Data sources
- U.S. Census Bureau, Building Permits Survey, county annual data 2025
- JAXPORT, Statistics (fiscal year 2025)
- Florida Statutes § 440.02 (workers' compensation: coverage thresholds, officer exemptions)
- Florida Statutes § 440.107 (stop-work orders and penalties)
- Florida Statutes § 95.11 (limitations of actions: construction defects, negligence)
- Florida Office of Insurance Regulation, 6.9% workers' compensation rate decrease approved for Jan. 1, 2026 (Nov. 17, 2025)
Frequently Asked Questions
How long does a Jacksonville wrap-up need completed-operations coverage?
Long enough to cover Florida's construction-defect window. Under FS 95.11(3)(b) a claim can be filed within four years of the earliest of the temporary certificate of occupancy, certificate of occupancy, certificate of completion or abandonment (latent defects from discovery), and no later than seven years after that date. A shorter completed-operations extension leaves enrolled subcontractors and the owner exposed.
Is there enough large-project work in St. Johns County for a wrap-up?
Increasingly, yes. The county authorized 4,735 housing units in 2025, including 1,039 units in 34 buildings of five or more, and certified about 1,165 acres of agricultural enclaves for residential development along SR 207 on August 19, 2026. Phased master-planned communities delivered by many trades are the classic wrap-up structure. The question is usually program size and duration.
What is an OCIP (Owner Controlled Insurance Program)?
An OCIP is a consolidated insurance program in which the project owner buys one policy covering the general contractor, all enrolled subcontractors and the project itself. It provides general liability, workers' compensation and builders risk for everyone enrolled. It fits large, multi-contractor projects and phased developments. On smaller jobs the administration and enrollment work usually outweighs the benefit.
What's the difference between OCIP and CCIP?
An OCIP (Owner Controlled Insurance Program) is purchased by the project owner. A CCIP (Contractor Controlled Insurance Program) is purchased by the general contractor. Both provide unified coverage for all contractors on a project. OCIPs are more common on public projects and very large private developments. CCIPs are used when the general contractor wants control over insurance and claims.
Do subcontractors still need their own insurance on a wrap-up project?
Yes. Subcontractors still need insurance for work outside the wrap-up project, auto liability (unless the wrap-up includes it), and any coverages excluded from the wrap-up, such as professional liability and pollution. They should also maintain workers compensation for employees working off the project. The wrap-up only covers work performed on that specific project.
How do wrap-up programs save money?
Wrap-ups remove duplicated coverage. Instead of dozens of contractors each carrying their own liability limits and building the cost into their bids, one program covers everyone on the site. Centralized safety and claims management lower losses. How much a project saves depends on its size, duration, trade mix and the owner's loss-sensitive terms. Savings grow with the project.
What are the disadvantages of wrap-up insurance programs?
Wrap-ups require significant administration: enrolling contractors, tracking payroll, managing certificates and claims reporting. Small contractors may struggle with enrollment requirements and payroll reporting. The project owner or general contractor assumes more risk and responsibility. If the wrap-up insurer becomes insolvent or disputes coverage, the entire project is affected. Wrap-ups work best on large, long-duration projects.
Related Guides
- The Florida contractor multi-line insurance bundle
- Florida workers' comp rates: the 2026 employer guide
- General liability insurance cost in Florida: 2026 rates
- Florida commercial insurance rates: the 2026 business guide
Get a free quote or call (904) 900-5063 — Atesa Risk Advisors, independent Florida insurance brokerage.