Glossary

Special form (open perils)

A property causes-of-loss form covering direct physical loss from any cause not specifically excluded or limited, rather than only the perils it lists.

Also called: open perils, all-risk coverage, special causes of loss form, CP 10 30

Special form is the broadest of the three ISO commercial property causes-of-loss forms. Instead of listing what it covers, the CP 10 30 form covers direct physical loss to covered property unless an exclusion or limitation takes it away. The basic form (CP 10 10) and broad form (CP 10 20) are named perils forms that pay only for the causes they name. The guide on basic, broad and special forms compares all three.

The structure changes who has to prove what. In most courts the insured shows a direct physical loss and the insurer carries the burden of showing an exclusion applies. Under a named-perils form it runs the other way: the insured must fit the loss inside a listed peril.

"Open perils" does not mean everything is covered. CP 10 30 excludes earth movement, flood, nuclear hazard, war, governmental action and off-premises utility failure, among others, and its lead-in carries concurrent causation wording that can defeat a claim when an excluded cause contributes. The 09 17 edition also caps some items, such as theft of furs and jewelry at $2,500 and fungus cover at $15,000. Lenders and leases often require at least special form, and manuscript forms differ, so read the exclusions before the grant.

Last reviewed October 10, 2026

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Related terms

Named perils Property coverage that pays only for losses caused by perils the policy lists, such as fire, lightning and windstorm; an unlisted cause is not covered. Causes of loss form The part of a commercial property policy that lists which perils are covered, offered in basic, broad and special versions of increasing breadth. Exclusion A policy provision that removes coverage for specified perils, property, people or types of loss that the insuring agreement would otherwise include. Concurrent causation How a property loss is treated when a covered peril and an excluded peril combine to cause it, which court rules and policy wording answer differently. Replacement cost A valuation basis that pays the cost to repair or replace damaged property with like kind and quality, without deducting for depreciation.

Related guides

Anti-concurrent causation clauses: when one excluded cause sinks a claim How the lead-in to the ISO special form's big exclusions works, how California and Texas courts treat it, and what to do when wind and water hit one building. Basic, broad and special causes of loss forms: what each covers ISO's three causes of loss forms decide which perils your property policy pays for. Compare CP 10 10, CP 10 20 and CP 10 30 and see where claims diverge. Commercial property exclusions: what the standard policy won't pay The ISO special form covers direct physical loss unless excluded. The exclusions that fail claims, how the three tiers read, and where each gap is bought back. Commercial property insurance: what it covers and what it doesn't How the standard ISO commercial property policy works: covered property, causes of loss, built-in extensions and limits, valuation, and the gaps to close. What the COVID-19 business interruption lawsuits decided Courts mostly held COVID-19 closures were not direct physical loss under property policies. The key rulings, the exceptions, and what to check in your policy. Signs, glass and outdoor property: what commercial property covers Signs, storefront glass, fences, trees and parking lots sit at the edges of a commercial property policy. Where the ISO CP 00 10 limits fall and who pays.

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Related en español

¿Qué es una póliza para dueños de negocio (BOP)? Una BOP combina propiedad, ingresos del negocio y responsabilidad civil general para negocios pequeños de bajo riesgo. Qué incluye, qué deja fuera y su precio. Seguro de propiedad comercial: qué cubre y qué no Cómo funciona la póliza ISO estándar de propiedad comercial: bienes cubiertos, causas de pérdida, extensiones y sus límites, valuación y los huecos por cerrar.