When a loss occurs in a condominium or common-interest community, figuring out who’s responsible for what—between the HOA’s master policy and the unit owner’s HO-6 policy—can get complicated fast.
Who covers the drywall? The plumbing? The flooring? What about personal property or loss of use?
At Willis, Willis & Willis Public Adjusters (Willis Public Adjusters), we help homeowners, HOA boards, and property managers navigate the layered insurance responsibilities between association and unit owner coverage. Our mission: to align both claims and ensure no damage—or dollar—falls through the cracks.
We proudly serve clients across California, Washington, Oregon, Idaho, Georgia, and Nevada.
Understanding the Two Policy Types
Condo and HOA insurance coverage typically involves two distinct but interconnected policies:
1. The HOA’s Master Policy
The master policy covers the common elements of the property—shared walls, roofs, hallways, exteriors, and sometimes portions of the interior structure.
There are two primary types of master policies:
- Bare walls-in: Covers only the structure up to (but not including) the interior surfaces of walls, floors, and ceilings.
- All-in (or walls-in): Extends coverage to include fixtures, cabinetry, and sometimes even flooring within the units.
The HOA’s policy is funded through owner dues and is designed to protect shared structures and the overall property.
2. The Unit Owner’s HO-6 Policy
The individual condo owner’s HO-6 policy (also known as “condo insurance”) covers what’s inside their unit, such as:
- Interior finishes (drywall, flooring, countertops, cabinetry)
- Personal belongings and contents
- Loss of use or additional living expenses if displaced
- Personal liability coverage
- Loss assessment coverage (to help pay for shared HOA deductibles)
Because no two HOA policies are identical, understanding where one policy stops and the other begins is critical to avoid coverage gaps and disputes.
Common Scenarios: Who Covers What?
Let’s look at how these two coverages typically align after a loss:
| Scenario | HOA Master Policy Covers | HO-6 Unit Owner Policy Covers |
|---|---|---|
| Fire or water damage to shared structure | Framing, roof, exterior walls | Interior finishes and personal property |
| Burst pipe in wall between units | Common plumbing line | Interior walls, floors, and unit contents |
| Wind or storm damage to exterior | Roof, siding, and building shell | Interior repairs if water enters unit |
| Vandalism or theft in common area | Hallways, lobbies, or shared spaces | Owner’s stolen personal property |
| HOA deductible assessment | — | Paid under HO-6 “Loss Assessment” coverage |
Each claim is unique, and the dividing line often depends on HOA bylaws, master policy wording, and local law.
That’s where an experienced public adjuster can bridge the gap and coordinate both claims efficiently.
The Challenge: Coordination Between Policies
When a condo loss occurs, the HOA and individual owners often file separate claims—sometimes with different carriers. Without coordination, this can lead to:
- Overlaps or double billing between policies
- Missed coverage for shared damage
- Delays due to unclear responsibilities
- Disputes over which insurer should pay
Our public adjusters serve as the central advocate, reviewing both policies, aligning coverage responsibilities, and ensuring every portion of the loss is claimed correctly.
Aligning HOA and HO-6 Claims Step-by-Step
1. Review Governing Documents
We begin by reviewing your HOA’s CC&Rs (Covenants, Conditions, and Restrictions) to determine who’s responsible for maintaining and insuring specific property elements.
2. Obtain Both Policies
We collect and review the HOA’s master policy and the affected unit owner’s HO-6 policy to identify coverage limits, deductibles, and overlaps.
3. Document the Full Scope of Damage
Our adjusters and inspectors perform comprehensive damage documentation for both shared and individual areas, ensuring no affected component is overlooked.
4. Coordinate Communication Between Carriers
We manage communications between the HOA’s and the unit owner’s insurers, avoiding misclassification or delay.
5. Prepare a Unified Recovery Plan
We create one consistent set of estimates and reports so that both carriers clearly understand their responsibilities and payment obligations.
This alignment eliminates confusion and maximizes total recovery across both policies.
Special Considerations: Loss Assessments and Deductibles
When a large deductible applies to the HOA’s master policy, those costs can sometimes be passed to unit owners through loss assessments.
An HO-6 policy with Loss Assessment Coverage helps protect the owner from these shared costs. Coverage limits typically start at $1,000 but can be increased—something every condo owner should review before a loss occurs.
Our team frequently helps clients recover deductible assessments and other out-of-pocket costs through this critical, yet often underutilized, coverage.
The Value of a Public Adjuster in HOA Claims
Condo losses require both technical and diplomatic skill—balancing the interests of owners, boards, and insurers.
At Willis Public Adjusters, we:
- Review HOA bylaws and insurance policies for clarity
- Document and separate common-area vs. unit-level damages
- Coordinate claims between carriers and contractors
- Pursue full recovery for repairs, relocation, and assessments
We work to ensure fair, fast, and fully documented settlements—without conflict between neighbors or board members.
Frequently Asked Questions
Can the HOA’s policy deny coverage for interior damage?
Yes. Most master policies exclude interior finishes, meaning the unit owner’s HO-6 policy must step in. Always review your bylaws to confirm.
What if the HOA is slow to file a claim?
Unit owners can still file under their HO-6 policy while the HOA’s claim proceeds. A public adjuster can help coordinate both to prevent gaps or denials.
Does my HO-6 cover water damage from another unit?
Yes, but it depends on fault and cause. Your HO-6 may cover your own repairs first, while your insurer seeks reimbursement (subrogation) if another owner was responsible.
Protecting Condo Owners and Associations Alike
Whether you’re a unit owner, HOA board member, or property manager, coordinating layered insurance coverage is critical after a loss. One missed detail can mean thousands in uncovered repairs or assessments.
At Willis, Willis & Willis Public Adjusters, we specialize in aligning HOA master and HO-6 claims to ensure full recovery for both associations and residents.
We proudly serve clients throughout California, Washington, Oregon, Idaho, Georgia, and Nevada.
Call today at 1-833-556-2524 to schedule your free estimate!