What does ACORD 27 show a Stockton lender?
ACORD 27 (2016/03) is Evidence of Property Insurance. The ACORD Forms Index, revised September 8, 2026 and checked October 5, 2026, prints that number, that edition, and that title in the current column. It is the sheet a mortgagee, a loss payee, or another additional interest gets when they want a picture of a property policy already in force. The New York Department of Financial Services lists ACORD 27 (2016/03) on its approved-certificates table. The copy posted there says the evidence is information only, confers no rights on the additional interest named on it, and does not amend, extend, or alter the coverage. California Insurance Code §384 requires that kind of statement on a certificate used as evidence of insurance in place of the policy. The New York sentences are form text, not California law. This sheet is not the liability certificate and not the application. Call (209) 670-1556. The Stockton office is 956 W Robinhood Dr.
A Lodi refinance, then a house off March Lane
A couple in Lodi refinanced a rental house. The credit union asked for evidence of property insurance, its name as mortgagee, and the new loan number. The house is the location on the policy. The owners’ mailing address is a different line. We prepared ACORD 27 (2016/03) from the declarations, not from the closing email. The amount and the deductible on the evidence are the ones on the policy. A higher dwelling figure in the email does not land on the evidence. The policy would have to change first.
A buyer of a one-story house off March Lane in Stockton had the same packet, plus a request that the new sheet replace the seller’s old evidence. The 2016/03 copy prints “This replaces prior evidence dated.” That line points at the older sheet. It does not cancel the older policy. Our certificate of insurance page draws the same line for liability certificates: the paper shows what is already on file.
The lines the 2016/03 copy prints
The New York approved copy, checked October 5, 2026, matches the index. It shows the insured, the company, the policy number, the effective and expiration dates, the location, a coverage row with an amount and a deductible, and the loan number. Two marks sit with the dates: “terminated if checked,” and “continued until.” The form says the insurance is subject to the policy no matter what a contract asks, and that limits shown may have been reduced by paid claims. Three peril labels are printed: basic, broad, and special. Remarks include special conditions. The footer reads ACORD 27 (2016/03). A lender in Stockton or Lodi can match the address and the loan. The sheet will not raise the amount, add a peril the policy does not carry, make the lender an insured, or turn a remark into coverage. If the lender needs the policy wording, the lender can ask for the policy.
The index says a form is for use on or after the first day of its edition-date month. Edition 2016/03 is the March 2016 edition, still in the current column on the September 8, 2026 index. New York’s table also lists ACORD 27 (2009/12). Both rows print an approval date of June 25, 2015, which is a New York table entry, not a California effective date. The ACORD certificates FAQ says to use the current version. We follow the current column.
Mortgagee, loss payee, and the other interest boxes
The additional-interest block prints four labels: mortgagee, additional insured, loss payee, and lender’s loss payable. Mortgagee is the lender on the real estate, the Lodi credit union or the mortgage holder on the March Lane purchase. Loss payee is a different label. A Central Valley owner who financed a new roof had the financing company ask to be named loss payee. We mark that box only when the policy already names them. Lender’s loss payable is its own checkbox. We use it when the policy’s lender wording uses that label, not because the phrase sounds broader than mortgagee.
Additional insured on this form is not the additional-insured box on a liability certificate. A condo association in San Jose sometimes asks a unit owner to show the association on the unit policy. The box is marked only if that property policy names the association. Our certificate page says the same about liability: the status exists when the policy or an endorsement provides it. Checking a box on ACORD 27 does not write the interest onto the policy. The loan number has to match the closing instructions, and the location has to be the insured premises, not a Stockton mailing address for a house in Lodi.
The printed disclaimer, and the California statute
Two writings point the same direction. They come from different places. The New York copy of ACORD 27 (2016/03) prints this at the top. We cite it as form text, not as California law: “This evidence of property insurance is issued as a matter of information only and confers no rights upon the additional interest named below. This evidence does not affirmatively or negatively amend, extend or alter the coverage afforded by the policies below. This evidence of insurance does not constitute a contract between the issuing insurer(s), authorized representative or producer, and the additional interest.”
California Insurance Code §384(a) applies when a certificate or verification is given as evidence of insurance in place of the policy. It requires this statement, or words to that effect: the certificate is not an insurance policy and does not amend, extend, or alter the coverage. The same subsection says that, whatever a contract requires, the insurance described is subject to all the terms, exclusions, and conditions of the policies. Subsection (b) says §384 does not apply to a surplus line broker certificate as defined in §48. The ACORD FAQ says forms 27 and 28 use “evidence” because lenders prefer that title, and that they are still certificates, issued as information only.
Cancellation follows the policy
The cancellation block on the 2016/03 copy says: “Should any of the above described policies be cancelled before the expiration date thereof, notice will be delivered in accordance with the policy provisions.” That sentence does not name a number of days, and it does not add the lender if the policy does not already provide notice to that lender. A remark that names a notice period does not create the notice.
The ACORD FAQ says property evidence and liability certificates are separate because a property policy typically obligates the insurer to notify the mortgage holder if the policy cancels, while a typical liability policy notifies the first named insured and no one else unless an endorsement adds someone. The evidence repeats what the property policy already provides. Our certificate of insurance page says the same about the liability certificate’s cancellation box. If the lender’s instructions demand a notice the policy does not give, that conversation is about the policy, at the Stockton office.
Where this sits next to ACORD 25, 28, and 140
ACORD 25 (2025/12) is the Certificate of Liability Insurance. A vendor contract or a general contractor who wants the liability rows is an ACORD 25 request. That explainer is the certificate of insurance page, and the forms library has a separate ACORD 25 article. ACORD 28 (2016/03) is Evidence of Commercial Property Insurance. The certificate page treats a mortgage holder on a dwelling as the ACORD 27 request, and a lender who wants proof a commercial building is insured as the ACORD 28 request. ACORD 28 does not have its own page yet. Neither evidence form replaces the liability certificate a contract asks for.
ACORD 140 (2016/03) is the Property Section of the application, filled to place the policy: premises, amount, valuation, causes of loss. That note is the ACORD 140 explainer, and it hangs on the ACORD 125 applicant page. Once the policy is in force, the lender’s packet is this evidence form, not the application section. A building used in a business is commercial property. A house the owner lives in is homeowners. A rental the owner does not live in is landlord insurance. The Spanish note is on the Spanish page. Call (209) 670-1556.
Questions at the Stockton counter
What is the ACORD 27?
The ACORD 27 (2016/03) is Evidence of Property Insurance. The ACORD Forms Index, revised September 8, 2026, prints that title and edition in the current column. It shows a mortgagee, a loss payee, or another additional interest a property policy already in force. It is not the policy.
Does the ACORD 27 give the lender rights the policy does not?
No. The New York 2016/03 copy says the evidence is information only, confers no rights on the additional interest named below, and does not affirmatively or negatively amend, extend, or alter the coverage. California Insurance Code section 384 requires a certificate used as evidence of insurance to say, in substance, that it is not a policy and does not amend, extend, or alter the coverage. The New York sentences are form text, not California law.
What do the mortgagee, loss payee, and lender's loss payable boxes mean?
They are checkboxes on ACORD 27 (2016/03), beside additional insured. Mortgagee is the lender on the real estate. Loss payee and lender's loss payable name someone the policy pays if covered property is damaged. Marking a box does not create that status. The policy or an endorsement has to name the interest.
Does the cancellation box add a notice the policy does not give?
No. ACORD 27 (2016/03) says notice will be delivered in accordance with the policy provisions. The ACORD certificates FAQ says a property policy typically notifies the mortgage holder of cancellation, and a typical liability policy notifies the first named insured unless an endorsement adds someone else. The form does not write a new notice period.
When is the request an ACORD 25, an ACORD 28, or an ACORD 140 instead?
ACORD 25 (2025/12) is the Certificate of Liability Insurance. ACORD 28 (2016/03) is Evidence of Commercial Property Insurance. Our certificate page treats a dwelling mortgage holder as an ACORD 27 request and a commercial-building lender as an ACORD 28 request. ACORD 140 (2016/03) is the application property section, not this evidence form.
Sources
- ACORD Forms Index (rev. 9/8/2026). Current column: 27 2016/03 Evidence of Property Insurance; 28 2016/03 Evidence of Commercial Property Insurance; 25 2025/12 Certificate of Liability Insurance; 140 2016/03 Property Section; 125 2025/03 applicant section. A form is for use on or after the first day of its edition-date month. forms_index.pdf. Checked October 5, 2026.
- New York Department of Financial Services, ACORD 27 (2016/03) Evidence of Property Insurance: information-only disclaimer, policy-period paragraph, basic/broad/special, coverage row, cancellation sentence, additional-interest boxes. acord_27_2016-03.pdf. The approved-certificates table also lists ACORD 27 (2016/03) and ACORD 27 (2009/12), each dated 2015-06-25. Approved certificates. Checked October 5, 2026. Form text, not California law.
- ACORD Certificates of Insurance FAQ: why 27 and 28 say “Evidence,” why they are still information-only certificates, and why property and liability certificates are separate. acordcertificatesfaq. Checked October 5, 2026.
- California Insurance Code §384: a certificate used as evidence of insurance, in place of the policy, must say it is not a policy and does not amend, extend, or alter the coverage. Subsection (b) excludes a surplus line broker certificate under §48. Ins. Code §384. Checked October 5, 2026.
Related: ACORD forms library · Certificate of insurance · Esta página en español.