Master policy vs. HO-6 — what each covers in Florida
Your condo association carries a "master policy" covering the building structure, common areas (lobbies, hallways, elevators, exterior walls, roof), and association liability. Your HO-6 unit owner policy covers everything the master policy doesn't — and exactly what that means depends entirely on which type of master policy your association carries.
Florida Statute 718.111(11) sets condo association master policy requirements, but coverage varies dramatically — read your association's declaration page before quoting your HO-6. Citizens Property Insurance writes HO-6 policies when private carriers won't, particularly in coastal Miami-Dade, Broward, Palm Beach, and Pinellas counties. Hurricane deductibles run 2-5% statewide.
Three master policy types exist:
- "Bare walls" — covers only the building structure to the unfinished interior surface. You need HO-6 for drywall, flooring, fixtures, cabinets, appliances, and everything inside the unit.
- "Single entity" — covers original fixtures and finishes as installed by the developer. You need HO-6 for upgrades, personal property, and any improvements you've made.
- "All-in" or "all-inclusive" — covers original and current fixtures and finishes. You need HO-6 mainly for personal property, liability, and loss assessment.
What HO-6 actually covers in Florida
Six standard coverage parts on every Florida HO-6 policy:
- Coverage A (Dwelling/Building Property) — interior structure from drywall inward (or fixtures, depending on master policy type)
- Coverage B (Other Structures) — usually not applicable on condos, occasionally for assigned storage or parking
- Coverage C (Personal Property) — furniture, electronics, clothing, etc. Typically $25K-$100K
- Coverage D (Loss of Use) — temporary housing if unit is uninhabitable. Typically 30-50% of Coverage A
- Coverage E (Personal Liability) — covers injuries to others in your unit or anywhere you're legally liable. Default $100K-$300K
- Coverage F (Medical Payments to Others) — small no-fault medical for guests injured in your unit. Typically $1K-$5K
- Loss Assessment — covers your share of an association deductible or uncovered loss. Default usually $1K-$5K; raise to $50K+ in Florida
Florida-specific coverage issues
hurricanes drives the bulk of Florida condo claim activity. Coastal Florida condos almost universally have separate named-storm deductibles of 2-5% of dwelling value — meaningfully higher than the standard main deductible. On a $300K unit, that's $6,000-$15,000 out of pocket before wind coverage kicks in.
Loss assessment is the most underbought coverage in Florida condo HO-6. If your association is hit with a large uninsured loss — a structural failure, a major liability judgment, an earthquake outside coverage, or a hurricane that exhausts the master policy deductible — owners are assessed for their pro-rata share. Default $1,000-$5,000 loss assessment coverage is often woefully inadequate. Raising to $25,000-$50,000 typically adds $20-50/yr and is worth it.
Sewer backup, water backup from drains, and seepage are often excluded under standard Florida HO-6 policies. Most carriers offer this as an endorsement for $40-100/yr; in older buildings or coastal areas it's almost always worth carrying.
Who writes condo insurance in Florida
Active Florida HO-6 carriers: Citizens Property, Universal, American Integrity, Foremost, Heritage. Citizens Property and Universal are typically the first two quotes to gather.
On coastal Florida units, expect private carriers to either decline named-storm coverage entirely or require residual market wrapping (state wind pool for wind, private HO-6 for everything else). Always ask explicitly whether named storms are included before binding.
Bundling with auto insurance typically saves 10-20% on Florida HO-6 premium. Most major carriers offer the discount; some — like Mercury in California or NYCM in New York — only quote HO-6 if you also carry auto with them.
How to right-size your Florida HO-6
Step 1: Get a copy of your association's master insurance declaration page. Determine the master policy type (bare walls, single entity, or all-in) and the association deductible amount. This single document determines your HO-6 sizing.
Step 2: Calculate Coverage A (dwelling/building property). For bare walls master policies, this should reflect the cost to replace everything inside the unit — typically $50-$150 per square foot of unit area in Florida, plus full kitchen and bathroom replacement. For all-in master policies, Coverage A can often be minimal ($10K-$25K).
Step 3: Set personal property (Coverage C) at actual replacement cost of your belongings. For most condo owners, $50,000-$75,000 covers furniture, electronics, clothing, and small valuables. High-value jewelry, art, and collectibles need separate scheduled coverage.
Step 4: Raise liability (Coverage E) from default $100K to at least $300K, especially in Florida's litigation environment. The premium difference is usually $20-50/yr. If you have significant assets, consider umbrella coverage on top.
Step 5: Raise loss assessment from default to at least $25,000 (preferably $50,000). This is the single most undersized coverage on most Florida HO-6 policies.