When underwriters evaluate a building for property insurance, one of the first and most influential tools they use is COPE data. COPE stands for Construction, Occupancy, Protection, and Exposure. Together, these four elements form the backbone of how insurers assess risk, determine pricing, and decide whether to offer coverage at all.
Understanding how COPE data works—and how it is interpreted—gives property owners a powerful advantage when negotiating premiums and coverage terms.
Construction: How the Building Is Built Matters
Construction refers to the materials and methods used to build the property. Underwriters closely evaluate factors such as frame versus masonry construction, roof type, age of the building, and quality of renovations or updates. Fire-resistive and non-combustible buildings generally receive more favorable pricing because they are less likely to sustain catastrophic losses.
Outdated wiring, older roofs, or unreinforced structures can negatively impact underwriting scores. Even well-maintained buildings may be penalized if construction details are incomplete or inaccurately reported. Accurate and current construction data is essential to securing fair pricing.
Occupancy: What Happens Inside the Building
Occupancy describes how the building is used and who occupies it. Residential, office, retail, manufacturing, and mixed-use properties all carry different risk profiles. Underwriters assess not only the primary use, but also secondary uses, tenant mix, and operational activities.
For multi-family and mixed-use properties, occupancy details such as cooking exposure, tenant turnover, and presence of commercial tenants can significantly affect rates. Clear and precise occupancy descriptions help underwriters properly classify risk and avoid assumptions that lead to higher premiums.
Protection: Fire and Emergency Response Capabilities
Protection focuses on how well the building is safeguarded against loss and how quickly emergency services can respond. This includes the presence and condition of fire alarms, sprinkler systems, standpipes, fire extinguishers, and security systems. It also includes proximity to fire hydrants and fire stations.
Buildings with modern sprinkler systems and monitored alarms are viewed far more favorably than those without. Even small improvements in protection features can positively influence underwriting outcomes when properly documented.
Exposure: External Risks That Affect the Property
Exposure refers to external factors that increase the likelihood or severity of a loss. This includes neighboring buildings, surrounding hazards, proximity to bodies of water, wind and hail zones, crime rates, and environmental risks. A well-constructed building can still face unfavorable pricing if it is located in a high-risk exposure area.
Underwriters also consider how closely buildings are spaced and whether nearby properties increase fire spread or liability risk. Clear documentation of spacing, fire walls, and risk separation can help mitigate negative exposure assumptions.
Why Incomplete COPE Data Drives Higher Premiums
One of the most common reasons for elevated premiums is incomplete or outdated COPE data. When underwriters lack clear information, they price conservatively to protect against unknown risk. This often results in higher rates, stricter deductibles, or limited coverage terms.
Missing details about renovations, upgrades, protection systems, or tenant use can cause a property to be misclassified. Accurate COPE data reduces uncertainty and allows underwriters to price the risk more precisely.
How COPE Scores Influence Carrier Appetite
Many carriers use COPE data to determine whether a risk fits within their underwriting appetite. Poor COPE profiles may result in fewer carrier options, forcing property owners into surplus markets with higher premiums and less favorable terms.
Improving COPE data can expand market access, increase competition among carriers, and create leverage during renewal negotiations.
Improving Your COPE Profile Strategically
Improving a COPE profile does not always require major capital investment. Updating roof age records, documenting electrical upgrades, clarifying tenant usage, and confirming fire protection features can all positively impact underwriting scores.
In some cases, modest improvements such as installing monitored alarms or enhancing fire separation can lead to meaningful premium reductions over time.
The Role of Inspections and Reporting
Carrier inspections play a critical role in validating COPE data. Discrepancies between reported information and inspection findings can harm underwriting confidence. Preparing for inspections and ensuring accurate reporting helps avoid adverse underwriting actions.
Skyscraper Insurance works with property owners to review inspection reports, address concerns, and communicate improvements effectively to underwriters.
How Skyscraper Insurance Strengthens COPE Submissions
Skyscraper Insurance takes a proactive approach to COPE data management. We review construction details, occupancy use, protection systems, and exposure factors to ensure submissions are complete, accurate, and presented in the best possible light.
By improving data quality and clarity, we help property owners secure better underwriting scores, stronger coverage terms, and more competitive premiums.
Better COPE Data Leads to Better Pricing
COPE data is not just paperwork—it directly influences how your building is viewed, priced, and insured. Improving your COPE profile can reduce premiums, expand carrier options, and strengthen long-term insurability.
If you own or manage real estate, now is the time to review your COPE data and ensure it accurately reflects the quality and risk profile of your building.
