What is the difference between Ongoing and Completed Operations?

Ongoing Operations covers incidents that happen while the work is actively being performed. Completed Operations covers claims that arise after the subcontractor has finished their work and left the jobsite (like a pipe bursting six months later).

How long does Completed Operations coverage last after project completion?

Completed Operations coverage typically remains in effect as long as the subcontractor maintains their CGL policy. Most construction contracts require the sub to maintain the CG 20 37 endorsement for a specified period after completion, commonly 3 to 10 years depending on the applicable statute of repose in the project's jurisdiction.

Compliance Definition

What is Completed Operations Coverage?

Q: What is the CG 20 37 endorsement?

The ISO CG 20 37 endorsement extends Additional Insured status to the general contractor specifically for the Products-Completed Operations Hazard, ensuring the GC is covered if a lawsuit happens years after project completion.

Completed Operations coverage protects general contractors from latent defect claims that surface months or years after a subcontractor finishes their work. Here is how the CG 20 37 endorsement works, why it is required, and how to verify it.

Definition

Completed Operations coverage protects a contractor from third-party liability claims that arise after their work has been finished. Without it, general contractors can be held financially responsible for defective workmanship claims (like electrical fires or water damage) caused by a subcontractor months or years down the line.

The CG 20 37 Endorsement: Completed Operations for Additional Insureds

The ISO form CG 20 37 — formally titled "Additional Insured — Owners, Lessees or Contractors — Completed Operations" — is the standard endorsement that extends Additional Insured status to a third party (such as a general contractor) specifically for the Products-Completed Operations Hazard.

While the CG 20 10 covers liability during active, ongoing work, the CG 20 37 picks up where the CG 20 10 stops — it covers claims arising from work that has already been completed and handed over. General contractors typically require both endorsements together to ensure continuous Additional Insured protection through the entire project lifecycle and beyond.

For a side-by-side comparison of these two critical endorsements, see our guide: CG 20 10 vs CG 20 37 Endorsements Explained.

ISO Edition History for the CG 20 37

Like the CG 20 10, the CG 20 37 has been revised by ISO, and the edition date controls the scope of coverage:

CG 20 37 07 04 (July 2004): Uses the broader "arising out of" trigger language. The additional insured is covered for any completed operations liability "arising out of" the named insured's work. This is the preferred edition for general contractors because it does not require proving the subcontractor was specifically at fault.
CG 20 37 04 13 (April 2013): Narrowed the trigger to "caused, in whole or in part, by" the named insured's acts or omissions. This higher bar means the additional insured may need to demonstrate the sub's partial fault to trigger coverage — a significant limitation for latent defect claims where causation is disputed.

Always verify the edition date. If your subcontract requires CG 20 37 07 04, do not accept a 04 13 edition without legal review — the coverage scope is materially different.

When Completed Operations Coverage Applies

Completed Operations coverage is triggered when all three conditions are met:

The subcontractor's work has been finished or the subcontractor has permanently left the jobsite.
A third-party claim for bodily injury or property damage arises from the subcontractor's completed work.
The CG 20 37 endorsement is active and names the general contractor (or uses blanket additional insured language referencing the written contract).

Typical claim scenarios include: a plumbing connection that fails six months after the plumber left, causing water damage to finished interiors; an electrical circuit that overheats and causes a fire after the electrician completed their scope; or a structural weld that fails years after occupancy.

Most construction contracts require the subcontractor to maintain the CG 20 37 endorsement for a period after project completion — commonly 3 to 10 years, depending on the applicable statute of repose in the project's jurisdiction. This post-completion maintenance period is crucial because latent defect claims frequently surface years after final inspection.

Worked Example: Why the CG 20 37 Matters

A general contractor, Pinnacle Builders, completes a 150-unit apartment complex. The plumbing subcontractor, FlowLine Plumbing, installed all domestic water lines and received final payment eight months ago.

Fourteen months after FlowLine left the site, a fitting behind a third-floor wall fails. Water cascades through two floors, destroying drywall, cabinetry, and appliances in four units. The property owner sues Pinnacle for $420,000 in damages.

With CG 20 37 07 04 in place:Pinnacle tenders the claim to FlowLine's insurer. Because the water damage "arose out of" FlowLine's completed plumbing operations and Pinnacle is named as Additional Insured for completed operations, FlowLine's carrier defends and indemnifies Pinnacle.

Without the CG 20 37:FlowLine's CG 20 10 (ongoing operations) coverage ended the day FlowLine left the site. Pinnacle has no additional insured status for post-completion claims. Pinnacle's own CGL policy responds, driving up Pinnacle's loss history and future premiums.

How SubDoc Verifies Completed Operations Coverage

Manually reading through 50-page insurance policies to verify the presence of the CG 20 37 endorsement is prone to human error. SubDoc automates this process:

Form detection: SubDoc's AI OCR scans all attached PDF pages for the CG 20 37 form header, identifying both the form number and the edition date.
Products-Completed Operations aggregate check: Verifies that the "Products-Completed Operations Aggregate" limit on the ACORD 25 meets or exceeds the contractual minimum (typically $2M).
Paired endorsement verification: Checks that both CG 20 10 (ongoing) and CG 20 37 (completed) are present — if only one is attached, SubDoc flags the gap.
Deficiency notification: When the CG 20 37 is missing or uses a non-preferred edition, SubDoc sends an automated deficiency alert to the subcontractor and their broker.

Common Mistakes with Completed Operations Coverage

Requiring CG 20 10 without CG 20 37. This leaves the general contractor completely unprotected once the sub finishes work. Both endorsements should always be required together.
Accepting a combined form instead of separate endorsements. Some carriers issue a combined CG 20 10/CG 20 37 form. While valid, verify the combined form covers both ongoing and completed operations — some combined forms actually narrow the completed operations scope.
Not tracking post-completion maintenance. If the subcontractor drops their CGL policy or removes the CG 20 37 endorsement a year after project completion, the GC loses completed operations protection. Ongoing monitoring is essential.
Ignoring the Products-Completed Operations aggregate limit. A sub may have the endorsement but carry an inadequate Products-Completed Operations aggregate limit ($1M when the contract requires $2M). Always verify the aggregate on the ACORD 25.
Confusing completed operations with warranty. Completed operations coverage protects against third-party bodily injury and property damage claims. It is not a warranty on the sub's work quality — warranty obligations are a separate contractual matter.

Related Glossary Terms

CG 20 10 — Ongoing Operations →Additional Insured →Primary and Non-Contributory →CG 20 10 vs CG 20 37 Guide →

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