Florida Condo Insurance: HO-6 Policies, Master Policies and Assessments

Last checked against the Florida Statutes and official sources on October 25, 2026. This is general information, not legal advice.

Florida condo insurance has two layers. The association's master policy must insure the condominium property as originally installed, or as replaced with items of like kind and quality. Each unit owner is responsible for belongings, a statutory list of interior items such as floor coverings, appliances and built-in cabinets, and the owner's own improvements. Owners usually insure these with an HO-6 policy. After a hurricane, the master-policy deductible and other uninsured damage to association-insured property is generally a common expense, so owners may face a special assessment. An HO-6 policy must include at least $2,000 of loss-assessment coverage to help with qualifying assessments.

This guide covers buying and using condo coverage. The overview of the Florida Condominium Act covers chapter 718 more broadly. The guide to condo water leaks and HO-6 claims covers who pays when a pipe, slab or roof leaks.

What Florida law requires a condo association to insure

Section 718.111(11), Florida Statutes, applies to every residential condominium in Florida, whatever the date of its declaration. Timeshare condominiums are the exception. Its main requirements for the association's coverage are:

• Adequate property insurance: Every association must have adequate property insurance, whatever the declaration says. Coverage for full insurable value or replacement cost may be based on an independent insurance appraisal or an update of one. Replacement cost must be determined at least once every three years (section 718.111(11)(a)).
• What the master policy must cover: Primary coverage for all condominium property as originally installed, or replaced with like kind and quality under the original plans and specifications. It must also cover alterations or additions made under section 718.113(2) (section 718.111(11)(f)1.–2.).
• What the master policy must exclude: Personal property in the unit or limited common elements. Also floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments, along with their replacements, if they are inside the unit and serve only that unit. These items, and any insurance on them, are the owner's responsibility (section 718.111(11)(f)3.).
• Deductibles: The board sets deductibles at a properly noticed meeting. They must be consistent with industry standards for similar communities and may be based on available funds, including reserves, or predetermined assessment authority (section 718.111(11)(c)).
• Fidelity coverage: The association must carry insurance or fidelity bonding for everyone who controls or disburses its funds, covering the most it will hold at any one time (section 718.111(11)(h)).
• Optional coverage: The association may also buy directors and officers liability insurance, insurance for employees, and flood insurance for common elements, association property and units (section 718.111(11)(e)).

Ask the association for the master policy's declarations page, its deductibles (including any hurricane deductible), and the date of its latest replacement-cost appraisal. The association's current insurance policies are official records that members may inspect and copy (section 718.111(12)). Those documents show where your own coverage must begin.

Master-policy claims follow residential claim rules

Florida classifies condominium association policies as commercial lines residential coverage, and unit-owner policies as personal lines residential coverage (section 627.4025(1)). Both therefore fall under the residential claim-handling rules in section 627.70131. The insurer generally must acknowledge claim communications within 7 calendar days. It must pay or deny an initial, reopened or supplemental claim, or part of one, within 60 days after receiving notice, subject to statutory exceptions and tolling. The state's prelitigation mediation program under section 627.7015 is available for personal lines and commercial residential claims, subject to its exclusions.

What an HO-6 condo unit owner policy should cover

A unit-owner policy must conform to section 627.714 (section 718.111(11)(g)). When choosing limits, start with the property chapter 718 leaves to you:

• Building items inside the unit: The coverings, fixtures, appliances, water heaters and filters, cabinets, countertops and window treatments excluded from the master policy.
• Your improvements: The association does not have to pay to repair or rebuild improvements installed by a current or former owner, or by the developer, if they benefit only your unit and were not standard in all units at original construction (section 718.111(11)(n)). Upgraded flooring or a remodeled kitchen may fall in this category.
• Personal property: Furniture, clothing, electronics and other belongings.
• Loss of use and liability: Additional living expenses if a covered loss makes the unit unlivable, and personal liability coverage, subject to the policy's terms.
• Loss assessment: Coverage for your share of qualifying association assessments, discussed below.

Two statutory rules shape how the policies interact. Every unit-owner policy must state that it is excess over amounts recoverable under any other policy covering the same property. If the master policy gives the insurer no subrogation rights against unit owners, the unit-owner policy may not give its insurer subrogation rights against the association (section 627.714(4)).

Is HO-6 insurance required in Florida?

Section 718.111(11) makes the excluded items, and any insurance on them, the owner's responsibility. It does not by itself say every owner must buy a policy. Your declaration may impose an insurance requirement, and your mortgage lender may require coverage. If a mortgaged owner's coverage lapses, the servicer can buy lender-placed insurance and charge the owner for it. That coverage generally protects the lender rather than the owner.

Flood coverage for condo buildings and units

Flood is a separate coverage question. Florida DFS explains that flood coverage can come from a National Flood Insurance Program (NFIP) policy, from a private flood policy, or by endorsement to a homeowner's policy. The NFIP's standard policy forms include a Residential Condominium Building Association Policy for associations and a Dwelling form, which unit owners can use (44 CFR 61.13). Ask whether your association carries flood insurance under section 718.111(11)(e). Then decide what flood coverage you need for your own contents and owner-insured items.

Hurricane deductibles, special assessments and loss-assessment coverage

When association-insured property is damaged by an insurable event, the association repairs it as a common expense. Property insurance deductibles and damage beyond the association's coverage are also common expenses. There are exceptions: an owner may have to pay for uninsured damage caused by the owner's or occupants' intentional conduct, negligence, or violation of the declaration or rules. An association can opt out of this default allocation by a majority of the total voting interests (section 718.111(11)(j)–(m)). The guide to Florida hurricane deductibles explains how percentage deductibles are calculated.

How a special assessment must be noticed

• A special assessment is any assessment other than the one required by the annual budget (section 718.103(27)).
• Notice of a board meeting where a nonemergency special assessment will be considered must be given to owners and posted on the property at least 14 days before the meeting. Notice of any meeting that will consider assessments must say so and give the estimated cost and a description of the purposes (section 718.112(2)(c)).
• Owners must receive written notice of the specific purpose or purposes of a special assessment. The money may be used only for those purposes. Any excess becomes common surplus, which the board may return to owners or credit toward future assessments (section 718.116(10)).

Different rules apply when the board is responding to damage from an emergency for which a state of emergency has been declared in the condominium's area. The board may then levy special assessments without an owner vote, "regardless of any provision to the contrary" in the declaration, articles or bylaws. It may also borrow money and pledge association assets to fund emergency repairs when operating funds are insufficient. These emergency powers last only as long as reasonably necessary to protect health, safety and welfare, prevent further damage and make emergency repairs (section 718.1265(1)(l)–(m) and (2)).

What loss-assessment coverage pays

For unit-owner policies issued or renewed on or after July 1, 2010, section 627.714 requires at least $2,000 of property loss-assessment coverage for all assessments arising from the same direct loss to property owned collectively by the members. It applies if the loss is of a type the unit-owner policy covers. The deductible may not exceed $250 per direct property loss. No deductible applies to the assessment coverage if one already applies to your other property loss from the same event. The limit in effect one day before the occurrence controls. Changes made on or after that day do not apply to that loss. The loss-assessment coverage guide discusses whether an assessment for the association's deductible may qualify.

Loss-assessment claims have their own notice deadline. Notice must be given by the later of one year after the date of loss or 90 days after the association or its board votes to levy an assessment resulting from a covered loss. In every case the deadline is no later than three years after the loss (section 627.70132(4)). Keep the board's vote date and the assessment notice.

After a hurricane: how the association claim and your HO-6 claim fit together

The association handles reconstruction after a property loss. You may do reconstruction work on portions of your unit only with the board's prior written consent. The board may set conditions such as approval of methods, contractor qualifications and the contract, and you must get required permits first (section 718.111(11)(g)1.). Under its emergency powers, and unless the declaration, articles or bylaws specifically prohibit it, the board may remove wet drywall, insulation, carpet and cabinetry to limit mold and further damage, even items the owner must insure. It may also contract for drying, boarding windows or replacing air handlers on owners' behalf, charge those costs back and enforce them with its lien rights (section 718.1265(1)(j)–(k)).

1. Report to both. Notify the association and your own insurer. The association need not pay for repairs as a common expense if you knew or should have known about the damage but did not report it until after the association's claim was settled, finally resolved or denied as untimely (section 718.111(11)(j)4.).
2. Document before removal. Photograph finishes, cabinets, appliances and belongings before emergency crews remove them, and keep copies of any chargeback invoices.
3. Track your own deadlines. Initial and reopened claims require notice within one year after the date of loss, and supplemental claims within 18 months. For hurricanes, the date of loss is the date of landfall (section 627.70132(2)–(3)).
4. Separate the estimates. Ask for estimates that separate association-insured items from owner-insured items. For wind-driven rain, Florida's definition of hurricane coverage includes interior damage from rain entering through an opening the windstorm first created (section 627.4025(2)(a)).

If a coverage dispute leads toward litigation, section 627.70152 requires written notice of intent to initiate litigation, given to DFS at least 10 business days before suit and not before the insurer has made a coverage determination. Appraisal depends on the policy's wording.

Frequently asked questions

Does the association's master policy cover the inside of my unit?

Partly. It must cover the condominium property as originally installed, or replaced with like kind and quality, which can include original interior construction. It must exclude your belongings and the listed interior items, such as floor, wall and ceiling coverings, appliances and built-in cabinets, if they are inside the unit and serve only that unit.

Who pays the master-policy hurricane deductible?

By default it is a common expense shared through assessments, subject to the negligence and rule-violation exceptions and any recorded opt-out. Your HO-6 loss-assessment coverage may pay part of your share if the loss is of a type your policy covers.

Is the $2,000 loss-assessment minimum enough?

It is only the statutory floor. Compare your limit with the master policy's hurricane deductible and your unit's share of common expenses. Any increase must be in place before the day before an occurrence to apply to that loss.

Can the board levy a special assessment without a vote after a hurricane?

Yes, when the board is responding to damage from an emergency for which a state of emergency has been declared in the condominium's area. The power is limited to what is reasonably necessary for safety, mitigation and emergency repairs. Outside an emergency, follow the declaration, bylaws and the statutory notice rules.

How long do I have to report a loss-assessment claim?

The later of one year after the date of loss or 90 days after the board votes to levy the assessment, but never more than three years after the loss.

Getting help with a Florida condo insurance claim

Condo claims often involve two insurers, the association's records and assessment votes at the same time. Keep the master-policy declarations, your HO-6 policy, every assessment notice and both insurers' coverage letters together. Krapf Legal's Florida condominium association practice can review a specific master-policy, HO-6 or assessment dispute.

Sources

• Section 718.111, Florida Statutes: association insurance, subsection (11)
• Section 718.103, Florida Statutes: definitions
• Section 718.112, Florida Statutes: bylaws and meeting notice
• Section 718.116, Florida Statutes: assessments
• Section 718.1265, Florida Statutes: association emergency powers
• Section 627.714, Florida Statutes: unit-owner coverage and loss assessment
• Section 627.70132, Florida Statutes: notice of property insurance claims
• Section 627.70131, Florida Statutes: claim acknowledgment and payment deadlines
• Section 627.4025, Florida Statutes: residential and hurricane coverage defined
• Section 627.7015, Florida Statutes: DFS mediation
• Section 627.70152, Florida Statutes: suits under property insurance policies
• 44 CFR 61.13: Standard Flood Insurance Policy forms
• Florida DFS: Flood Insurance Overview