Condo Master Policy vs. HO-6 in Florida: Who Covers What

The Florida coverage line

In Florida, the condo association's master policy must cover the condominium property "as originally installed or replacement of like kind and quality," plus alterations the association makes (s. 718.111(11)(f)1.–2., F.S.). The same law says the master policy must exclude what's inside your unit and serves only your unit: personal property, floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments (s. 718.111(11)(f)3.). Those items are yours to insure, usually with an HO-6 policy, which must include at least $2,000 of loss assessment coverage (s. 627.714(1), F.S.). The master policy pays first; your HO-6 is excess over it (s. 627.714(4)).

Condo association master policy guide · Reviewed November 1, 2026 · Bright Coast Insurance

"Bare walls," "walls-in," "all-in": what the labels mean in Florida now

Those labels come from policy marketing, not the statute. Since January 1, 2009, every association property policy issued or renewed in Florida must follow the same line: cover the property as originally installed, and exclude the listed interior items (s. 718.111(11)(f)). So a Florida master policy can't be truly "all-in" for cabinets, countertops, floor coverings or appliances. Ask for the policy form and the declaration, not the label.

Deductibles and special assessments: who pays

The board sets the deductible at a properly noticed board meeting, based on available funds, reserves or predetermined assessment authority, and consistent with industry standards for similar communities nearby (s. 718.111(11)(c)1.–3.).

Deductibles and damage above the limits are a common expense shared by all owners (s. 718.111(11)(j)).

Exceptions: an owner pays for damage not covered by insurance if it was caused by their (or their tenants', guests' or family's) intentional conduct, negligence or failure to follow the declaration or rules (s. 718.111(11)(j)1.). The association also doesn't have to pay as a common expense for losses the owner knew about but didn't report until after the claim was settled or denied as untimely (s. 718.111(11)(j)4.).

An association can opt out of this allocation by a majority of total voting interests and record a notice (s. 718.111(11)(k), (m)). Boards: confirm whether yours has.

Loss assessment coverage: the $2,000 floor

Florida requires every HO-6 issued or renewed on or after July 1, 2010, to include at least $2,000 of loss assessment coverage for all assessments from the same direct loss, with a deductible of no more than $250. No deductible applies if one already applied to your other property in the same loss (s. 627.714(1)). The limit that counts is the one in effect one day before the event, so raising it after a storm is named doesn't help (s. 627.714(2)).

Check the wording: some HO-6 forms limit loss assessment coverage when the assessment is for the association's deductible. Ask us to read your policy form.

Wind and hurricane deductibles

Hurricane deductibles on the master policy are set by the board under the same rules (s. 718.111(11)(c)) and flow to owners as a common expense (s. 718.111(11)(j)). Your HO-6 has its own deductibles. Matching your loss assessment limit to your share of the master policy hurricane deductible is the single most useful HO-6 decision most Florida owners can make.

Flood: separate, and you have options

The statute lets associations buy flood insurance for common elements, association property and units, but it doesn't require it (s. 718.111(11)(e)). Unit owners need their own flood coverage for contents and improvements. Bright Coast quotes private flood markets as well as NFIP, for both associations and unit owners.

What changed after SB 4-D (2022) and the follow-up laws

Milestone inspections: condo buildings three habitable stories or higher need a milestone inspection by December 31 of the year the building turns 30, then every 10 years. Local agencies may require it at 25 years based on factors like proximity to salt water (s. 553.899(3)(a)–(b), F.S.). Phase one is a visual exam by a licensed architect or engineer; phase two is required if substantial structural deterioration is found (s. 553.899(7)).

Owner notice: within 45 days of receiving the report, the association must send the inspector's summary to every owner and post it (s. 553.899(9)).

Structural integrity reserve study (SIRS): required at least every 10 years for buildings three habitable stories or higher. It covers roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and other qualifying items (s. 718.112(2)(g)1.).

Records: the SIRS and inspection reports are official records, and the SIRS must be kept for 15 years (s. 718.111(12)(a)11.d., 15.).

Why it matters for insurance: underwriters ask for these documents. Having them ready speeds up the renewal.

Board checklist: what to check at renewal

1. Replacement cost appraisal: it must be determined at least once every 3 years (s. 718.111(11)(a)2.). Is yours current?

2. Deductibles: were they set at a noticed board meeting, and do they match available funds or assessment authority (s. 718.111(11)(c))?

3. Policy form: does it follow the (f)1.–3. coverage line, so owners know exactly what to insure?

4. Fidelity bond or crime coverage for everyone who controls or disburses funds, for at least the maximum funds held at one time (s. 718.111(11)(h)).

5. D&O and flood: both are optional under s. 718.111(11)(e). Decide on purpose.

6. Documents underwriters will ask for: milestone inspection report, SIRS, roof and wind-mitigation documents.

7. Owner communication: send owners the deductible amounts so they can set loss assessment limits before hurricane season.