Know Your Building · Verified Portfolio Certificate
Goldberg Properties Management Inc.
21 Buildings · 6 Municipalities · North Shore Massachusetts
Policy Y-630-B4278065-COF-25 · Travelers Charter Oak Fire Insurance
Verification completed: February 27, 2026 · Analyst: Vela Risk Intelligence
74
/ 100
MODERATE
KYB RISK SCORE 54 DATA POINTS
Insured Entity
Goldberg Properties Mgmt Inc.
Total Insured Value
$74,552,127
Identified Gap Exposure
$2,500,000+
Annual Savings Available
$38,200/yr
Carrier
Travelers Charter Oak
Policy Period
06/30/25 – 06/30/26
Annual Premium
$172,041
Verification Date
Feb 27, 2026
01 · POLICY STRUCTURE & LIMITS
Score: 68/100 · 9 points verified
✓
Blanket Building Coverage
Replacement cost basis
$74.55M
✓
Coinsurance Waiver
Blanket waiver confirmed
WAIVED
!
Business Income Limit
Actual loss sustained — verify BI period
$7.15M
✗
Ordinance & Law — Base
Explicitly removed from policy
NOT COVERED
!
Electronic Vandalism Sublimit
Below standard for portfolio size
$50,000
!
Fungus / Mold Sublimit
Standard limit for size, monitor
$50,000
✓
General Liability Per Occurrence
Adequate for portfolio class
$1,000,000
✓
General Liability Aggregate
Annual aggregate confirmed
$2,000,000
✓
Policy Continuity
4 consecutive Travelers renewals
4 YRS
02 · ORDINANCE & LAW ADEQUACY
Score: 41/100 · 10 points verified
✗
198 Endicott St — O&L Status
Not listed in DX T3 39 schedule
MISSING
✗
405-411 Cabot St — O&L Status
Not listed in DX T3 39 schedule
MISSING
✗
127 Waverly Rd — O&L Ratio
2% of building value — critical
$28,687
✗
407 Cabot St — O&L Ratio
3.8% of building value — critical
$61,095
!
392 Cabot St — O&L Ratio
Restaurant — below 25% threshold
$136,599
!
65 Central St — O&L Ratio
Very low relative to value
$45,576
!
303 Cabot St — O&L Ratio
Below standard — monitor
$95,578
✓
385 Broadway — O&L Ratio
40% of building value — adequate
$838,878
✓
146 High St — O&L Ratio
29% of building value — adequate
$641,366
✓
O&L Endorsement Form
DX T3 39 confirmed attached
ATTACHED
03 · DEDUCTIBLE STRUCTURE & LOSS HISTORY
Score: 38/100 · 8 points verified
✗
Water Deductible vs. Claim Frequency
9 prior water claims · $50K each
$50,000
!
Wind / Hail Deductible
1% minimum $50K — coastal exposure
1% / $50K
✓
All Other Perils Deductible
Standard for portfolio size
$5,000
!
Business Income Waiting Period
72-hour — review for restaurant BI
72 HRS
✗
Repeat Loss — 26 Broadway
2 pipe/winter claims — carrier flag risk
2 CLAIMS
✗
Holdback Unresolved — CC13493
$69,852 frozen 13+ months
$69,852
!
Water Deductible Reduction Avail.
Leak detection reduces to $10K
AVAILABLE
✓
Loss Run — 5yr History
Obtained and reviewed
REVIEWED
04 · SAFEGUARD & INSPECTION COMPLIANCE
Score: 52/100 · 12 points verified
✗
Fire Suppression — 407 Cabot
Semi-annual service overdue
OVERDUE
✗
Kitchen Hood — 407 Cabot
Quarterly cleaning overdue
OVERDUE
✗
Sprinkler Inspection — 392 Cabot
18+ months since last service
OVERDUE
✗
Boiler Inspection — 127 Waverly
State-required annual lapsed
OVERDUE
✗
Lead Paint — 240 Cabot
Residential units — cert expired
EXPIRED
!
Fire Suppression — 392 Cabot
Due April 2026
60 DAYS
!
Fire Extinguisher — 407 Cabot
Due June 2026
120 DAYS
!
Lead Paint — 127 Waverly
Cert expires July 2026
Jul 2026
✓
Fire Alarm — 407 Cabot
Certified January 2026
CURRENT
✓
Sprinkler — 240 Cabot
Post-claim inspection Feb 2026
CURRENT
✓
Hood Cleaning — 392 Cabot
Certified January 2026
CURRENT
✓
Boiler / HVAC — 240 Cabot
Serviced October 2025
CURRENT
05 · MORTGAGEE & LENDER COORDINATION
Score: 61/100 · 8 points verified
!
Active Mortgagee Count
14 lenders across 21 buildings
14
✗
Institution for Savings Holdback
CC13493 — 13 months frozen
$69,852
!
Multi-Mortgagee Buildings
3 buildings carry 2-3 lenders each
3 BLDGS
✓
Mortgagee Names on Policy
All active lenders confirmed listed
VERIFIED
✓
Eastern Bank — Certificate
Current mortgagee cert issued
CURRENT
✓
Dedham Inst. — Certificate
Current mortgagee cert issued
CURRENT
!
R.T. Dunham — F0Q7998
Open claim — coordinate pmt release
PENDING
✓
Lender Insurance Requirements
All loan covenants reviewed
MET
06 · PORTFOLIO RISK FACTORS & MARKET CONDITIONS
Score: 72/100 · 7 points verified
!
Restaurant Occupancy Concentration
3 restaurants — highest peril class
HIGH
!
Historic District Exposure
Salem buildings — code compliance cost
4 BLDGS
✓
Geographic Diversification
6 municipalities — PML spread
GOOD
✓
Carrier Financial Strength
Travelers — A++ AM Best rated
A++
!
Renewal Market Conditions
Commercial property rates +8-12% in MA
HARD MKT
✓
Competitive Quote Status
Recommend obtaining 2 competing bids
NOT YET
✓
Premium Benchmarking
$172K vs. $185K estimated market avg
BELOW MKT
This certificate confirms that Goldberg Properties Management Inc. has undergone a comprehensive 54-point Know Your Building (KYB) verification conducted by Vela Risk Intelligence on February 27, 2026. The verification examined policy structure, ordinance and law adequacy, deductible alignment, safeguard compliance, mortgagee coordination, and portfolio-level risk factors across all 21 commercial properties. A KYB Score of 74/100 reflects a portfolio with adequate foundational coverage carrying identifiable gaps in ordinance and law limits, safeguard documentation, and deductible alignment with historical loss patterns. The findings contained herein represent the professional assessment of Vela Risk Intelligence based on policy documents, endorsement schedules, loss runs, and inspection records provided as of the verification date.
Vela Risk Intelligence
LEAD ANALYST · VERIFICATION DIVISION
VELA
KYB VERIFIED 2026
Feb 27, 2026
VERIFICATION DATE · VALID 12 MONTHS
Certificate ID: VLA-KYB-2026-0227-GPM · Issued by Vela Risk Intelligence · itsvela.com
This certificate is valid for 12 months from the verification date. Scores reflect conditions as of Feb 27, 2026.
Not a substitute for legal or licensed insurance advice. For informational and strategic purposes only.