What to Do If Your Condo Association’s Insurance Isn’t Covering Your Unit’s Damage
Living in a condo brings unique advantages — shared maintenance, beautiful common areas, and access to amenities. But when damage strikes your unit and the HOA’s insurance refuses to pay, it quickly becomes a nightmare.
At VIP Adjusting, we regularly help unit owners like you who are caught between two insurance policies, the HOA’s master policy and your individual condo policy. This guide will walk you through how condo insurance works, why your damage may not be covered, and what to do next.
1. Know the Two Types of Insurance Involved
When you live in a condominium, two policies may apply:
The Master Policy (held by the Condo Association)
This typically covers the structure of the building, exterior walls, roofs, shared plumbing/electrical, stairwells, hallways, and other common areas.Your HO-6 Policy (your personal unit coverage)
This covers your individual unit’s interior, flooring, drywall, cabinets, fixtures, personal property, and often loss assessment.
Why it matters: If the damage originates from a common element (e.g. roof leak), but affects your interior, you may be left to file under your own policy, unless you can prove the HOA’s negligence or a master policy obligation.
2. Understand the Most Common Disputes
Here are the typical ways insurance carriers or HOAs avoid responsibility:
“It’s not our responsibility” The HOA blames the unit owner
“Your damage is below our deductible” A common dodge, especially with high windstorm deductibles
“We only cover common elements” Even when a common element failure caused interior damage
“You should use your HO-6 policy” Without disclosing how to get reimbursed or if subrogation applies
Real Example: We had a client whose bathroom ceiling collapsed from a leaking roof. The HOA claimed it wasn’t their fault, and the master policy had a $50K deductible, leaving the owner stuck. We proved the failure stemmed from a neglected common roof and got both policies to contribute to repairs.
3. What to Do When Your HOA’s Insurance Won’t Pay
Review the Governing Documents
Look at the Declaration of Condominium or bylaws. These documents specify what the HOA is required to maintain or insure. We can help analyze these.Get a Copy of the Master Policy
As a unit owner, you are entitled to it. Look for terms like “all-in coverage” vs. “bare walls” coverage.Document the Damage Thoroughly
Take detailed photos, videos, moisture readings, and collect contractor/mitigation estimates. This is where VIP Adjusting excels, our team documents loss to standards that stand up to scrutiny.Contact a Public Adjuster
An experienced Public Adjuster can help you determine:Who should pay what
If your personal or HOA policy applies
Whether the carrier’s denial or underpayment is valid
4. Your Rights Under Florida Law
In Florida, statute 718.111(11) governs condominium insurance. In short:
HOAs must maintain adequate insurance for all common elements
They are responsible for insuring building components up to the drywall
Owners insure everything from drywall in, including flooring, fixtures, and personal property
Important: If the HOA fails to maintain or repair a common element (e.g., a roof or pipe), and that leads to damage, they may be liable under negligence even if their insurer denies the claim.
5. What Happens if No One Pays?
You could end up:
Paying out of pocket
Fighting the HOA board
Going to mediation or small claims court
Facing delays in repairs while insurance companies point fingers
Don't Let That Happen: A Public Adjuster can force clarity, present the evidence professionally, and demand the correct policy responds. Most clients don’t even realize both policies might have coverage obligations, we do.
6. How VIP Adjusting Can Help
Policy Analysis: We review both the master and unit policy
Inspection & Documentation: From 3d Laser photogrammetric scans to thermal imaging to Historical records to Estimate Writing etc.
Filing & Negotiation: We prepare the claim and negotiate with both carriers
Dispute Resolution: If needed, we refer to legal counsel on legal disputes
7. Bottom Line
If your condo unit has been damaged and your HOA’s insurance refuses to help, you are not alone, but you do need help. The intersection of personal and association policies is complex. With VIP Adjusting on your side, you’ll know exactly what your rights are, how to document your damage, and how to get paid, without being stuck in the middle.
Contact VIP Adjusting at 833-WITH-VIP or email Info@vipadjusting.com
