Real Estate Insurance Market Shows Mixed Signals

The property insurance marketplace for real estate has improved considerably, creating a more favorable environment for most insureds, while casualty insurance continues to tighten with rate increases ranging from high single-digits to 15%, according to Gallagher’s Real Estate & Hospitality 2025 Spring Market Update.
Rate relief varies significantly based on individual risk characteristics, with the most substantial improvements going to catastrophic (CAT) exposed shared and layered placements — the same segment that experienced the steepest increases during the hard market. These placements are now seeing double-digit decreases driven by increased capacity, particularly from London markets creating competitive pressures.
Single carrier placements are improving more modestly, with renewals trending toward flat or mid-single-digit increases, the report found. This discrepancy stems from single carriers bearing full loss exposure and greater vulnerability to reinsurance market fluctuations, prompting more cautious underwriting.
Meanwhile, as property conditions ease, the casualty market continues to harden, according to Gallagher. Capacity constraints are particularly acute for habitational risks, with many insureds being forced into the excess and surplus lines (E&S) market. In the umbrella/excess market, carriers are reducing offered limits from historical norms of $25 million down to as little as $5 million per carrier, requiring multiple insurers to complete coverage towers and driving up costs through minimum premium thresholds.
Persistent Challenges and Emerging Opportunities
Despite overall improvement, significant challenges remain for specific segments.
Properties built before 1985 continue facing placement difficulties, with most admitted insurers declining these risks entirely without evidence of comprehensive renovations, the report noted. These properties are increasingly pushed into the E&S market, where pricing can be 50-100% higher than admitted market alternatives.
Deductibles and self-insured retentions (SIRs) are climbing across casualty lines, with some reaching as high as $250,000 depending on risk characteristics. This trend is forcing larger organizations to explore alternative risk financing mechanisms while smaller insureds must navigate combinations of admitted and surplus lines carriers to build adequate coverage towers.
Social inflation presents another persistent challenge, particularly for liability coverage.
Without meaningful tort reform to address third-party litigation financing abuses, “nuclear verdicts” (judgments exceeding $10 million) and “thermonuclear verdicts” (judgments exceeding $100 million) continue increasing in frequency. This trend drives loss costs higher than insurers can offset through premium increases, maintaining upward pressure on liability pricing, Gallagher noted.
Opportunities are emerging in the builder’s risk segment, which has improved even for traditionally challenging wood-frame construction, according to the broker.
Increased capacity is fostering competition, driving down pricing and deductibles while relaxing certain requirements such as site security measures. Ground-up construction projects now typically secure more favorable terms compared to large adaptive reuse projects.
Read the full report from Gallagher here. &