ACORD 25 vs 27 vs 28: which form when
ACORD publishes dozens of standardized forms, and four of them get confused constantly. The short version: request an ACORD 25 when you care about someone's LIABILITY coverage, an ACORD 27 or 28 when you care about coverage on PROPERTY, and an ACORD 24 for anything that doesn't fit the others.
ACORD 25 — Certificate of Liability Insurance
The workhorse. It summarizes commercial liability policies: general liability, auto liability, umbrella/excess, workers compensation. If you're a property manager, GC, franchisor or venue verifying a vendor's insurance, this is the form you request — and the one every vendor's agent will send by default.
ACORD 27 — Evidence of Property Insurance
Evidences coverage on a specific PROPERTY interest — typically requested by mortgagees and lenders on residential or small commercial risks. Where the ACORD 25 answers 'is this business insured for the damage it might cause,' the 27 answers 'is this building/contents insured, and is my interest noted.'
ACORD 28 — Evidence of Commercial Property Insurance
The commercial big sibling of the 27: detailed evidence of commercial property coverage (values, causes of loss, coinsurance, lender interests). Lenders on commercial real estate deals request the 28. Unlike the 25's pure disclaimer, the 27/28 'evidence' forms can carry more weight with respect to the interests they name — which is exactly why lenders prefer them.
ACORD 24 — Certificate of Property Insurance
A certificate (information-only, like the 25) but for property and inland marine coverages rather than liability. Less common; you'll see it when someone needs to show property coverage exists but no lender interest requires an evidence form.
The practical rule
Verifying vendors, subs, tenants or franchisees? ACORD 25, plus the endorsement pages your contract requires. Lender on a property? ACORD 27/28. If someone sends the wrong form, the fix is one email to their agent — every agency management system prints all of them.
Frequently asked questions
What's the difference between ACORD 24 and 25?
Both are information-only certificates; the 25 summarizes liability policies, the 24 summarizes property policies. Vendor compliance almost always needs the 25.
What's the most recent version of ACORD 25?
ACORD revises forms periodically; the edition date is printed in the form's footer (e.g. 2016/03). Any current edition from a licensed agent is acceptable — what matters is the content and attached endorsements.
What does ACORD stand for?
Association for Cooperative Operations Research and Development — the insurance-industry standards body that maintains the forms.
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