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Secrets of Bonding #137: Identify 5 Mystery Bonds Contractors Need

Steve Golia1 Comment

Think you are pretty familiar with the various surety bonds contractors may need?  See if you can identify these five that we are commonly asked to provide by contractors and our agency partners. Also try for the Bonus Question at the end!

  • Mystery #1: In this instrument, the bonding company guarantees that a contractor / “principal” will correct defective materials and / or workmanship in a completed project.  These bonds are often written for one or two years.
  • Mystery #2: This bond is issued with a municipality as beneficiary.  It guarantees that the construction company, if allowed to disrupt public property, will restore the area after performing a contract and prevent the municipality from having to pay for such reconstruction. Hint: A plumbing contractor may need these.
  • Mystery #3: Number three is a form of financial guarantee that promises a money penalty will be paid if the construction company does not enter into a contract when expected to do so.
  • Mystery #4: This one is a guarantee that the construction company will comply with all the terms in a written contract and faithfully pay suppliers of labor and material used in connection with the project.
  • Mystery #5: Also written with a municipality are beneficiary, this bond promises that the principal will build certain “public improvements” stipulated by the municipal engineering firm. The municipality does not have a contract with the principal, nor will it pay for the work.Question mark

OK, got your answers? 

#1: This is a Maintenance Bond.  They normally are issued after the completion / acceptance of a contract.  The dollar amount is often for less than the contract.

#2: A Street Opening Bond is an example of a Permit Bond.  This enables a contractor to cut the street open for access to water and sewer connections.  If the municipality grants permission for the work, they expect it to be reconstructed in accordance with local building standards, and not at public expense.

#3: Is a Bid Bond. Bid bond amounts are often expressed as a percentage of the proposal they accompany (such as a “10% bid bond”).  This is because the actual bid amount is confidential to the bidder at the time of bond issuance.  If the bidder fails to accept an award of the contract, the bid bond penalty may be claimed by the obligee to reimburse them for going to the second (higher) proposal.

#4: A Performance and Payment Bond (aka Labor and Materialmen’s Payment Bond) is issued usually for 100% of the contract amount.  These are commonly required to protect the public interest on government contracts.  Private owners and lenders may also stipulate them.

#5: A Site Bond. Contractors sometimes ask us for these, but the correct applicant is the property OWNER, not the construction company being hired to do the work.

If the contractor furnishes this bond (we do NOT recommend this), they become obligated directly to the municipality, and must build the required public improvements even if they are not paid by the property owner.  Bad!  The site bond obligation more correctly lies with the property owner / developer.

Bonus Question: This bond is different.  It has the construction company as the obligee / beneficiary of the bond.  The “principal” (the party whose actions are the subject of the bond) are the company employees.  The bond reimburses the company for dishonest acts committed against it by its employees.  What type of bond is it?  Unscramble these letters for the answer:  

l e f i y t i d

FIA Surety is a NJ based bonding company (carrier) that has specialized in Site, Subdivision and Contract Surety Bonds since 1979 – we’re good at it!  Call us with your next one.

Steve Golia, Marketing Mgr.: 856-304-7348

First Indemnity of America Ins. Co.

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The Epic Bond Battle 

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It happens this time every year. The EPIC BATTLE, the Battle Royale.  It is a Tug of War, a test of strength, a fight to the finish. What is it exactly?  It is the cage match between the Tax Advisor and the Bond Manager.

Every year contractors make an important decision.  The tax advisor says “It will be great for you to pay less taxes!”  But the Bond Manager says “It will be great for you to pay more taxes!”  Who is right?!

Actually, they both are.tug

We understand that paying the tax man is painful. You want to hang onto your money, not throw it into that black hole known as the IRS. But paying taxes has an important beneficial effect if bonded contracts are part of the strategy for the coming year.  Paying taxes can help the construction company qualify for increased levels of bonding support.

Keep in mind, the company is primarily the bond applicant.  And the bond underwriter needs to be confident that the applicant will remain in business for the completion of the bonded work, and that it is strong enough to withstand the problems that, if left unresolved, would result in bond claims.

One important element in this analysis is a review of the company financial statements.  In these reports the underwriter hopes to see financial strength and balance, profitability and good management.  In reality, you don’t have profitability and financial growth without incurring a tax bill.  So to this extent, the tax advisor and the bond manager are at odds.

Company management will make the final decision.  Where is the balance point between taxes and bonds?  It is a critical decision because the fiscal year-end results are an underwriting element that is considered throughout the year.  It directly affects the amount of surety capacity that is offered.  This will either empower the company or hinder the contractor’s ability to acquire new work for the next year.

We can help contractors make an informed decision.  It is a free service we provide to all contractors, even if they are not currently our customer. 

We need to review a draft copy of the fiscal year-end company financial statement. Tell us the amount of bonding capacity that is desired in the coming year.  We will provide a free analysis indicating if the financial statement qualifies for the desired surety credit, or if profitability levels, net worth, and ratios (and taxes!) require adjustment.  This is the contractor’s opportunity to make beneficial adjustments before the recent year is cast in stone.

KIS Surety is the national contract bond underwriting department for Great Midwest Insurance Company, a national, corporate surety with an A-8 rating.  We throw all this underwriting talent at your bond opportunities and support contracts up to $10,000,000.

If you have a contract surety case that needs a fast, creative response, call us: 856-304-7348

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Secrets of Bonding #120: About the “T-List”

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If:  

  1. You are interested or active in Surety Bonds (bid, performance & payment, etc.), and…
  2. You think the T-list is who you are following on Twitter, then… 
  3. You need to read this article!

What is the T-List?           (Click for mood music) 

For bond producers / agents, bonding companies and bonded contractors, Circular 570 (the official document title) is the list of sureties accepted on federal projects produced annually by the federal Treasury department. It is easily found online.

What does the list provide?

In addition to the name and address of the approved bonding companies, it states the maximum acceptable amount for any one bond (based on the surety’s financial position), and where the surety has indicated it is licensed.

Is a T-listed performance and payment bond required on all federal projects?T

Generally yes, although small and emergency contracts, and some service and commodity contracts are not bonded. The feds will also accept alternatives to a bond such a “cash” deposit held by the government, and tripartite agreements (which is a form of funds administration.)

Federal contracting officers also may have the latitude to accept a non T-listed surety on larger contracts if they deem it is in the best interests of the government.

Is a T-Listed bid bond required on federal projects?

Yes, when bid security is stipulated and a bond is the chosen method of compliance.  For example, a form of cash may be allowed at this stage, then a bond could be used for performance and payment.  Another twist, some federal projects call for a “bondability letter” instead of bid security.  This indicates the sureties interest in supporting the contract, but does not include a penal sum or any form of financial penalty.

Is the T-list required on state or municipal contracts?

Circular 570 is intended to be a federal requirement, although state and municipal owners may choose to stipulate it as a means of pre-qualifying the bonding companies.

t-400

When a surety is on the list, does the federal government “back” the bonding company for the benefit of other parties?

No, it is merely the government’s internal opinion regarding the condition of the surety.  The feds make no guarantee to 3rd parties regarding the viability of the surety, or the correctness of including them on the list

Can a surety fail while enjoying “approved” status on the list?

Yup.

Are there any strong bonding companies that are not on the list?

Yes, many!  Only sureties that decide they want to be on the list are reviewed by the federal analysts.  They must submit their info and go through the process.  Some bonding companies are not intending to bond federal contracts, or may be ineligible for some reason.  They could be among the strongest sureties in the country, but would not be on the list.

Must subcontractors on federal projects use T-listed sureties?

It is not automatically required because these are considered private contracts between the general / prime contractor and the subcontractor. However, see next question…

What about private owners?

THE A-TEAM -- Pictured: Mr. T as Sgt. Bosco "B.A." Baracus -- Photo by: Herb Ball/NBCU Photo Bank
THE A-TEAM — Pictured: Mr. T

On private contracts, such as ALL subcontracts and projects with an owner that is not a public entity, the bonding requirements are at the owner’s discretion – including whether or not they even want a bond. They may demand the use of their own special bond form (some general contractors develop a subcontract bond form extra beneficial to them) and may stipulate a T-list requirement.

In some cases, the GC’s surety makes the subcontract bonding requirements.

Conclusion

In essence, always assume a Circular 570 surety is required on federal contracts.  The bond amount cannot exceed the limit stated on the list, and the bond should state the surety’s address as indicated on 570.

When other public entities require the T-list, such as state or municipal owners, it is mandatory because there is normally no flexibility in their specifications. However private owners set their own rules so subcontractors and GCs working for private owners may have the opportunity to negotiate away the T-list requirement if their viable surety is not on the federal list.

FIA Surety is a NJ based bonding company (carrier) that has specialized in Site, Subdivision and Contract Surety Bonds since 1979 – we’re good at it!  Call us with your next one.

Steve Golia, Marketing Mgr.: 856-304-7348

First Indemnity of America Ins. Co.

Secrets of Bonding #119: Lien On Me

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“It ain’t what you don’t know that gets you into trouble.  It’s what you know for sure that just ain’t so.”  A famous quote by…?

Let’s go over what you need to know about construction liens.  They can have a big impact on construction contracts and companies.            Click for mood music!

A Mechanic’s Lien is filed when a subcontractor or supplier on a construction project fails to be paid. The lien is a form of claim filed against the project itself. For example, the unpaid mason (subcontractor) files a claim against the building owner. “My bricks and labor are in that façade. I can’t take them back now, but assert that the general contractor has failed to pay me!”

Liens are used on non-governmental projects. Typically, claimants are prohibited from liening a public building – which is where Payment Bonds come in. Issued by surety companies, the payment bond is a resource to protect suppliers of labor and material from non-payment.

So far that’s all pretty straight forward. On private contracts unpaid subs and suppliers can file a lien. On government jobs they make a claim on the payment bond instead.

Here are some implications worth knowing.

Release of Lien

The lien can be released, or “bonded off,” by the filing of a (you guessed it) Release of Lien Bond. This removes the lien from the property in question, which is beneficial for the project owner, while still providing financial protection for the plaintiff (unpaid sub or supplier.) The dispute is still unresolved, but the plaintiffs security shifts from the physical project to the surety bond.

A release of lien bond is not easy to obtain. But if a payment bond was issued, that surety has motivation to prevent a payment bond claim, and issuing the lien release bond could do so.

When the lien release bond is filed, it takes some pressure off the defendant (general contractor). You can assume the unpaid mason hopes the lien will cause the owner (who is the recipient of the lien) to force the GC to respond. When the lien is bonded off, that effect disappears from the project owner – but not the surety.

Stop Notices

California, Mississippi, Arizona, Alaska and Washington use a slightly different procedure. On governmental projects a Stop Notice is filed which freezes a portion of the project funds to protect the claimant. This forces action on the part of the GC, or they can file a Release of Stop Notice bond to keep the project funds flowing while dealing with the dispute.

Understand the Difference

Mechanic’s Liens are filed against the project owner.  The claim attaches to the real property and is recorded against the property title – which therefore restricts the owner’s ability to dispose of the property.  

With a lien, the claimant may be paid regardless of whether the owner paid the GC.  In fact, the owner may have to pay twice: First to the GC then again to the sub / vendor claimant, to remove the lien and clear the property title.

Stop Notices “trap” contract funds, assuming there are funds to trap.

If the claimant files a Stop Notice after the funds have been disbursed, it is useless. 

Other basic differences:

  • Unlike a lien, the stop notice does not give the debt any security.
  • The stop notice is sent to the relevant parties, but it is not legally recorded such as a lien filed against the property title.  The claim is inherently less official and is sometimes even ignored because of it’s less formal appearance.
  • Unlike a Mechanics Lien, the Stop Notice can affect the entire project because it freezes a portion of the contract funds – which the GC may need in order to continue working.

NOTICE: The author is not an attorney and is not giving legal advice.  This article is for entertainment only.  Gimme a break!

mark-twain

FIA Surety is a NJ based bonding company (carrier) that has specialized in Site, Subdivision and Contract Surety Bonds since 1979 – we’re good at it!  Call us with your next one.

Steve Golia, Marketing Mgr.: 856-304-7348

First Indemnity of America Ins. Co.

Secret #82: Who’s On First? Understand Surety Bonding Terms

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The world of surety bonding may seem mysterious and complex. Let’s face it, it’s not like insurance. It’s actually more similar to banking. No wonder the subject is not well understood by the very people who need to know.

abbott-and-costelloIn this article we will cover some of the basics such as who the parties are and what they do so the subject does not seem so foreign.

Who is the “insured”?  The insured is the party buying insurance. Therefore, in bonding there is no insured, instead there is a “principal.”  This is the party whose actions the bond concerns.   If a construction company needs a bond, it is the principal, the bond applicant.

The intermediary who assists the contractor may be a bond producer, a bonding agent, or an insurance agent. In every case, the person is licensed by the state to process surety bond transactions.

The firm the agent works for is called an insurance agency or bonding agency. This entity provides the channel between the principal (bond applicant) and the surety, the bonding company, the provider of the bond and party holding the risk.

In the world of bonding, the term “company” is used to describe the bonding company. The agent and the agency would not be referred to as “the company” even if the name of the firm was the ABC Local Insurance Company Inc.

A reference to “the paper” relates to the bonding company.  “Whose paper is the agency using?” means “Who is the bonding company?”

Since the bonding company holds the exposure on the bond, it is their employee who makes the decision to approve or decline it.  This person is called a surety underwriter or bond underwriter.

It is true that insurance agencies may employ individuals with underwriting expertise, and their title may be “underwriter.” They may even have some decision-making authority that has been delegated to them by the bonding company (referred to as “having the pen.”)  But the fact remains that the the bonding company is responsible for the underwriting decisions.

When a contractor is asked “Who is your bonding company?” sometimes they give the name of their bonding agency. Now you know the difference!

Other areas of confusion: The owner of the construction company is not the applicant for bid and performance bonds. In the eyes of the surety, the construction company is the primary applicant because that is the name on the bonds.  The underwriting process is primarily focused on the company, its history and capabilities. The personal factors surrounding the business owner are considered secondarily.

We cannot overstate the importance of our bonding agent. The agent plays a critical role in gathering, shaping, and presenting the file for review by the underwriter – and they guide the process forward as bonds are needed. 

OK, now it’s time for one of our famous Pop Quizzes!  Choose the most appropriate word in each case:

  1. When Elmer the contractor realized he would need a bond, he got right on the phone and called his (Principal / Agent).
  2. Morty the underwriter had a few more questions and sent them to the (Surety / Bond Producer).
  3. The (Surety / Bonding Agency) was not willing to hold any additional risk on the account.
  4. Surety bonds (are / are not) insurance policies.
  5. LaFawnduh, the (Underwriter / Agent), knew it was time to arrange for a new surety.
  6. Thor, the Bonding Specialist, only used quality (Pens / Paper).

7. Bonus Question (Extra credit!): When all else failed, Moonbeam knew it was time to file a bond claim with the (Carrier / Insured).

Answers:

  1. Agent
  2. Bond Producer
  3. Surety
  4. are not
  5. Agent
  6. Paper
  7. Carrier

FIA is a bonding company (carrier) that has served contractors and their agents since 1979.  We are flexible and creative surety bond experts.  Call us for Bid and Performance Bonds.

Call us for Site and Subdivision Bonds – our specialty!

Steve Golia, Marketing Mgr.  856-304-7348

FIA Surety / First Indemnity of America Insurance Company, Morris Plains, NJ

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Secret #81: The Path to Profitable Contracts

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Profits.  Is there anything more important for the success of a company?

path_to_riches This critical factor determines if bills can be paid, if growth is achieved – it is the very essence of survivability.

Ask any business owner and they’ll tell you they make every effort to protect their profit margin.  They are careful about choosing the right contracts, vendors, and employees.  When construction companies pursue competitively bid projects (municipal, state and federal), they meticulously calculate the cost estimate to assure a healthy profit upon completion.

For many firms, competitively bid work is their bread and butter. The plain truth is that such jobs are difficult to win.  All the proposers want the revenues but only the lowest bidder wins. The others get nothing for their effort. In this lean and mean environment, contractors must calculate the minimum profit that is sustainable for their firm.  With so much at stake, good management practices require a diligent effort to protect the company’s financial interests.

Everything we’ve said so far probably seems obvious.  No one would dispute the importance of protecting the life blood of a company’s future. However, over the course of our years bonding contractors, the reality may be slightly different…

Fallacy #1: “If I bid it right, the job will be successful.”  This seems like a good strategy.  But what’s wrong with it?

The problem is that a project estimate is just that, an estimate. The contractor may be confident that all labor and material costs are correct. The company may have successfully completed similar projects. But unpredictable factors such as weather, variances in productivity and outside factors like a subcontractor’s performance can all contribute to the financial success or failure of the job.

Fallacy #2: “If the architect approves my monthly pay requisitions, the job must be on track.”

This fails to consider that the architect is the owner’s representative. The architect wants a completed project even if there is no profit left for the contractor!  It is not the architect’s (or project owner’s) job to protect the contractor from taking a beating.

Fallacy #3: “When I get to the end of the project that’s when I find out about the profits.”

The problem here is the lack of oversight during the life of the job, when the outcome may still be managed.

Bonding companies intend to support well-managed, financially successful construction firms. One very important element is the analysis and management of incomplete contracts.  This process must be performed during the life of the projects.

To be successful, this oversight process depends on three elements:

  1. The accumulation of project specific cost data (labor and material utilized).
  2. The data must be analyzed with sufficient frequency (such as monthly).
  3. The remaining “Costs-to-Complete” must be periodically re-estimated based on actual contract performance.  This means not relying on the accuracy of the original project estimate but instead reviewing the actual labor and material cost experience.  When this is compared to the original estimate, enlightened predictions can be made regarding the ultimate profitability.

By following these three steps, construction companies can effectively predict their revised profit estimate and manage open contracts during their life – while there is still time to affect the outcome.

We can say with certainty, all well-managed construction companies utilize such procedures.  Equally, all surety underwriters expect to see this management approach and can readily detect if it is not being utilized.

Contractors must use these procedures to protect profitability and assure their future success.

Want this expertise and creativity on your next Bid or Performance Bond? FIA Surety is a NJ based bonding company that can help! We have specialized in Bid, Performance, Site and Subdivision Bonds since 1979.

Steve Golia is Marketing Manager for FIA Surety.  Call Steve now: 856-304-7348

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Secret #80: Substitute Final Bonds

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Secret # 22 covered the bonding of started projects.  Secret # 73 is about Substitute Bid Bonds. In this article we will look at cases where the contract was already secured with a surety or cash bond, but a new bond is under consideration.

Consider a number of scenarios:

  1. We are currently working on a case where a client put up full collateral (cash bond) because they did not have a bonding relationship. They contacted us to provide a surety bond that will enable them to recover their cash.
  2. A bonded project could unexpectedly require a replacement bond if the original is nullified by legal or administrative action. (This has happened!)
  3. Similarly, an otherwise valid bond may be deemed unacceptable if the surety’s A. M. Best rating drops below the obligee’s requirement.
  4. We have seen cases where a contractor wishes to voluntarily replace a bond because their new surety offers significantly better terms. (Only advantageous under certain circumstances, such as? Answer below. *)

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These are all legitimate reasons to issue a performance and payment bond on a project that is underway – and already bonded. So how does the underwriter approach these opportunities?  How can the contractor and agent prepare for this process?

The first question for the underwriters is whether they are subjected to adverse selection.  There could be physical or financial problems on the project that make a bond claim likely.  A thorough investigation will ensue.

Assuming there is no adverse selection, the underwriter’s first task is to determine the status of the project.

  1. How far along is the work?
  2. Has it been performed correctly and to the obligee’s satisfaction?
  3. Is the contractor up to date paying for labor and materials?
  4. Is the job on schedule?
  5. Does the project owner know of any disputes, delays or problems of any kind?

Will the obligee go on record stating that so far, everything is OK? The underwriter will require such a letter in order to proceed.

Typically, when the new bond is issued, it will cover the entire project back to inception.  If the original contract is the subject of the new bond, it will cover the entire dollar amount of the project including the completed portion.  As a result, the contractor may have to pay two bond fees.

The only way to avoid this is to draw up a new contract for just the remaining work.  In most cases, this is not an option.

It may seem that bonding a partially completed project is attractive. After all, part of the risk has been eliminated! In reality, due to the fact that all aspects of the completed work are guaranteed by the new bond including the prior materials and workmanship, the new underwriter faces nearly the entire risk.

When you add the possibility that the underwriter may be subjected to adverse selection, most sureties are cautious when issuing a substitute final bond.

* The timing must be right. If the purpose of filing a replacement bond is to pay a lower bond fee, the greatest advantage is at the beginning of the contract when a full refund may be provided by the incumbent carrier.

FIA Surety is a NJ based bonding company (carrier) that has specialized in Site, Subdivision, Bid and Performance Bonds since 1979 – we’re good at it!  Call us with your next one.

Steve Golia, Marketing Mgr.: 856-304-7348

First Indemnity of America Ins. Co.

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Secrets of Bonding #79: Personal Indemnity, How to Avoid it

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If there is one universal complaint we hear from Performance Bond applicants it is their reluctance to give personal indemnity. And there is even more resistance from their spouses!  Keep in mind, people operate through corporations to protect their assets.  So why defeat the purpose by signing personally?  Why do bonding companies demand this and can it be avoided?

The giving a personal indemnity makes the company owners and spouses personally liable in the event of a bond claim or loss. It means assets such as their home and investments are literally at risk if there is a problem on a bonded contract. People typically view bonds the same as insurance where there is no such personal obligation. Therefore, there’s a natural resistance to this requirement.

Let’s stop for a moment and understand why such indemnity is expected.

A bonding relationship is much like borrowing money from a bank. Unlike insurance, neither bankthe bank nor the bonding company ever expects to have a loss.  When you apply for a bank line the lender may ask for personal signatures of the company owners (co-signers) to support the credit application. This means that if the company fails to pay the debt, the bank seeks recovery from the co-signers. The bank wants the owners to stand behind the company obligation.

The same approach is used in bonding.  Bonding companies want the company owners to share in the risk and understand the importance of preventing bond losses.  Personal indemnity accomplishes this.

Why must spouses sign?

  1. Company stock is normally a jointly owned marital asset.
  2. The success of the bonded contracts benefits both parties even if they are not both active in the company.
  3. Bonding companies want to prevent assets from being moved around to avoid the indemnity obligations.

For these reasons “full personal indemnity” is generally required by all bonding companies. However there are some exceptions. Ways to avoid indemnity:

  • Long surety relationship It is possible that after many years in a profitable relationship, the contractor may convince the surety to drop the indemnity requirement.
  • Company size Firms with a multi-million dollar net worth may be viewed as so credit worthy, the additional support (of personal indemnity) is unnecessary.
  • Public Companies Go public. Publicly owned entities normally only give company indemnity. Obtaining personal indemnity is impractical and normally waived.
  • ESOPS Form an ESOP. Employee owned companies (like public companies) tend to have a large number of stockholders, each with a small percent of ownership. It is unrealistic to expect these owners to be personally liable.
  • Pre-Nup. The existence of a Prenuptial Agreement or Non-transfer of Assets Agreement between married parties/stockholders could justify waiving the spouse.  However, the stockholder would still give indemnity.
  • Sell Your Stock Company owners can sell their stock to the next generation of owners, key employees perhaps. If you (and your spouse) are no longer stockholders, your personal indemnity will not be expected.  An exception could be a case where you remain in a key position and/or you personally are the primary financial strength.
  • Collateral Place assets with the bonding company such as cash or an irrevocable letter of credit to secure their position. If high enough, it could overcome the absence of personal indemnity.

These examples are real life solutions.  However for many contractors they may not be within reach. The simple truth is that in most cases personal indemnity cannot be avoided.

Company owners/spouses rarely like to give it, but virtually all must do so if they wish to have bonded contracts for their privately owned companies.

FIA Surety is a NJ based bonding company (carrier) that has specialized in Site, Subdivision, Bid and Performance Bonds since 1979 – we’re good at it!  Call us with your next one.

Steve Golia, Marketing Mgr.: 856-304-7348

First Indemnity of America Ins. Co.

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Secrets of Bonding #78: The Single Most Important Key to Obtain Bonding

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Underwriter: “Tell me about your job cost records.”
Contractor: “I’ve been doing this for so long, I know just where I am on every job! I keep it all up here.” (Pointing to head.)

Underwriter: “Do you produce mid-year financial statements to track your progress?”
Contractor: “No, I have a bookkeeper do my taxes at the end of the year. That’s when I find out how I did.”

Underwriter: “Have you been profitable the last few years?”
Contractor: “Sure, but why give it all to the government? I bonus out the earnings to keep my taxes low.”

This is not an atypical conversation. Is this contractor a good applicant for Bid and Performance Bonds? Will the company be able to qualify? Mmm… Probably not! Let’s look at the decision making process used by bond underwriters to understand why.

You know the normal routine.  Many pieces of information are required:  Questionnaire, financial statements on the company and owners, resumes, a bank reference letter, work in process schedules, tax returns, etc. Why do bonding companies ask for all this? The info is needed to reveal where the company has been, the current status, and where it’s headed. This evaluation will determine if the company is approved for bonds.

All bonding companies are looking for successful, well-managed firms that require bonding in their normal course of business.  Remember: All sureties are risk averse. They are not looking for desperate contractors who need a bonding company to rescue them from impending failure. Sureties are “for profit” operations that issue bonds for the sole purpose of making money.

Now that we understand the underwriter’s viewpoint, think about that opening dialogue. Did the company appear to be successful, well-managed and headed in the right direction? Would the answers make you confident to back them with your money?

The simple fact is that regardless of how financially successful business owners may be, if their companies do not appear to be successful in the eyes of third-party analysts, bonds will not be forthcoming.

The contractor who carries the books in his head, takes out all the profits, and has a minimal financial presentation does not have a means of proving the company is viable to outsiders.  The single most important key to obtaining bonding is for the company to demonstrate a level of success and good management. Contractors who have not been successful and those who cannot prove their strengths will have great difficulty obtaining bonds.

The guidance we provide to specific contractors depends on each applicant’s circumstances. The company may need to develop better management practices or accounting methods. Some need to build up their track record of completed projects.

For companies that have never been bonded, the simple answer is that they must demonstrate that they have operated profitably/successfully on non-public work. This is the critical steppingstone to bonded work.

Surety agents make money by delivering bonds to contractors. They will always attempt to provide bonding even if applicants are minimally qualified.  However, all bond agents know that the best applicants are companies that have thrived on private work and now wish to pursue public contracts. These firms can show elements of success that bonding companies expect to see.

The essence of qualifying for bonds is to demonstrate the past success, solid management and future business plans that make surety underwriters enthusiastic supporters of the firm.

FIA Surety is a NJ based bonding company (carrier) that has specialized in Site, Subdivision, Bid and Performance Bonds since 1979 – we’re good at it!  Call us with your next one.

Steve Golia, Marketing Mgr.: 856-304-7348

First Indemnity of America Ins. Co.

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Secrets of Bonding #77: Fire, the Wheel, Surety Bond Rates

Steve GoliaLeave a comment

These were among caveman’s greatest inventions.  But unfortunately, bond rates have changed little since the Paleolithic Era!

That may be a slight exaggeration, but it is true that bond rates and rating methods are not revised often.  Here are some of the peculiarities worth knowing, primarily in the area of contract surety:

  1. All sureties are entitled to charge for bid bonds, but most do not.
  2. They may charge for performance bonds in advance, but many wait 45 days for payment even though the instrument is uncancellable.
  3. A performance and payment bond costs the same as just a performance bond.
  4. A 100% performance and 100% payment bond costs the same as a 100% performance and 50% payment bond.
  5. A maintenance bond may be cheaper if the same surety preceded it with a performance bond.
  6. A 20% performance bond may cost the same as a 100% bond even though the surety has 1/5th as much exposure.
  7. In cases where a bid bond or surety consent letter is required, but then the work is awarded without requiring a final bond, the surety is entitled to make a charge for the unissued performance bond.

Now here is my favorite crazy bond rule.

Situation: You have a $1,000,000 private contract on which a P&P bond is optional.  The project owner asks the contractor to price an “alternate” to include a bond.

Let’s say the bond rate is 2% of the contract amount. So what is the bond price?

  1. $20,000
  2. $40,000
  3. $20,400
  4. $40,200

I know you love #1. It just looks so right.

But alas, that is not the answer, which is why this wins the wacky award!

#3. is the correct answer. The reason is that the bond fee is actually calculated on itself.  When determining the bond fee, it is not correct to remove the bond cost from the contract amount.  Like the cost of insurance and all costs related to the project, the bond cost is included in the contract amount.

Therefore, the correct basis for the calculation is $1,020,000 x 2% = $20,400.

Q. So what about the additional $400? Should the calculation actually be $1,020,400 x 2%? (Then, wouldn’t you have to recalculate it again, and again, and again…)

Q. And who pays the extra $400? It’s not in the $1,020,000 contract amount.

A. Beats me. You better ask that Neanderthal in the corner office!

FIA Surety is a NJ based bonding company (carrier) that has specialized in Site and Subdivision Bonds since 1979 – we’re good at it!  Call us with your next one, Bid and Performance bonds, too.

Steve Golia: 856-304-7348
First Indemnity of America Ins. Co.

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