Real Estate Property Insurance Market Softens as Casualty Risks Create Headwinds

Favorable pricing in property insurance contrasts sharply with mounting challenges in casualty coverage across the real estate sector, according to Lockton.
By: | March 9, 2026
commercial real estate concept

Real estate insurance buyers are navigating a bifurcated market where commercial property coverage has become increasingly affordable, yet casualty risks remain persistently difficult and expensive to insure, according to a Lockton analysis of current market conditions.

The property insurance market for real estate entities continues to soften broadly, driven in large part by increased insurer competition, the report said. Over the past 18 months, conditions have shifted decisively in insurance buyers’ favor — a trend expected to persist through the summer. This softening is particularly pronounced in catastrophe-exposed property, where excess reinsurance capacity and a relatively mild 2025 Atlantic hurricane season have fueled aggressive competition among primary insurers and kept reinsurance markets stable, Lockton said.

Across asset classes, the impact is tangible, the report said. Non-habitational commercial properties, such as office buildings and retail, are seeing rate reductions of 5% to 10% on single-insurer placements, with larger decreases available on shared and layered structures. For multifamily habitational assets, such as apartments, rate cuts have been even more dramatic — especially for those in catastrophe-prone locations — with ground-up coverage on wood frame properties declining 5% to 15%, and shared and layered placements dropping 20% to 30%.

The hospitality sector is also benefiting from softer property pricing. Property rates for hotels are bottoming out as competition enables broader coverage options, the report noted.

Meanwhile, Industrial properties, buoyed by robust data center demand driven by artificial intelligence infrastructure investment, are experiencing similar single-digit declines for most placements, the report said.

Lockton expects these property conditions to remain stable through 2026 unless sudden industrywide losses or consolidation among major insurers disrupts current dynamics.

Casualty Risks Create Persistent Challenges

While property softening may dominate headlines, casualty insurance tells a different story. Across all real estate asset classes, liability pricing — both primary and excess — continues rising, creating a stark contrast to favorable property conditions, Lockton said.

Sexual misconduct liability and assault and battery exclusions are now endemic in the market, driven by reinsurers’ concerns about claims frequency and severity. These exclusions appear in GL policies nationwide and are likely to remain standard features. At properties designated as high-crime areas by risk analytics providers, such exclusions can be sublimited or eliminated entirely, the report said.

Habitational assets face the greatest casualty headaches, Lockton said. Most retail casualty insurers have exited the multifamily space, while those remaining are demanding higher self-insured retentions, compressed limits, and tighter terms. Lenders — particularly those backed by Fannie Mae and Freddie Mac — typically require sexual misconduct coverage with self-insured retentions capped at $25,000 for low-income housing programs, creating significant placement challenges that demand creative brokerage solutions.

Hospitality operators face unique casualty pressures centered on sexual misconduct claims, the report said. Underwriters are paying close attention to crime scores when evaluating hotel portfolios, making it essential for hoteliers to document training protocols and technology investments aimed at preventing abuse, molestation, and human trafficking.

On general liability more broadly, umbrella and excess liability capacity has tightened considerably for real estate insurance buyers, Lockton said. Lead layers of $5 million are now common, with some insurers offering only $2 million. The traditional $10 million lead layer has become difficult to obtain. Emerging exclusions are addressing evolving risks, including bodily injury from “forever chemicals” — per- and polyfluoroalkyl substances, or PFAS — while established exclusions for mold and Legionella bacteria persist.

Strategic Responses Reshape Insurance Programs

Real estate owners must adapt their insurance strategies to the current bifurcated market conditions. For properties facing casualty placement challenges, specialized policies for assault and battery and sexual misconduct exposures are becoming necessary when GL insurers impose exclusions, Lockton said. Bifurcated insurance programs that ringfence difficult-to-place risks at specific locations may provide solutions for real estate portfolios with scattered problem properties.

Cyber insurance and crime coverage remain competitive spaces with abundant capacity. However, real estate companies should pursue manuscripted cyber coverage rather than relying on standard policies, as real estate’s distinctive ownership structures — involving joint ventures and fractional investment — often fall outside typical protection frameworks, the report said. Crime coverage warrants particular attention given rising social engineering and invoice manipulation schemes, especially when third parties conduct fund transfers.

For real estate firms utilizing blended coverage approaches, combining directors and officers liability with errors and omissions, employment practices liability, and cyber or crime coverages can address complex risk profiles, Lockton said. General partnership liability for investment entities offers another cost-effective option, typically requiring minimal additional premium per $1 million of coverage compared to standalone D&O policies.

View the full report here. &

The R&I Editorial Team can be reached at [email protected].

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