Who insures what — HOA master policy vs my homeowners insurance?
The HOA's policy does not automatically cover "your house." It covers what the declaration and the master policy say it covers — usually common property, and in condos some or all of the building. You almost always still need your own homeowners or HO-6 policy for interiors, belongings, loss of use, and liability. The split is the part that surprises people after a storm, when a huge master-policy deductible gets allocated to owners.
Typical process
Three common setups:
- Single-family HOA. You typically own the lot and the house. You carry an HO-3 (or similar) policy on the dwelling. The association insures common areas — pool, clubhouse, private streets — not your roof. Confirm it; a few townhome-style HOAs blur this.
- Condo (often "walls-in" or "bare walls"). The master policy covers the building structure and common elements. Your HO-6 covers personal property, upgrades, loss of use, and often the interior finishes the master policy excludes (carpet, cabinets, fixtures). Florida condos, for example, have a statutory list of interior items the association policy must exclude. Other states leave more to the declaration. Ask for the actual coverage form, not a slogan.
- Townhomes sit in between. Read the maintenance and insurance articles. Sometimes the association insures the exterior and you insure the inside; sometimes you're on the hook for the whole dwelling.
Then look at the deductible. A $25,000 or $50,000 hurricane or property deductible on a master policy is not rare. After a covered loss, associations often bill owners their share as an assessment. That bill is on top of your own deductible.
What controls this
The declaration's insurance and maintenance sections, the master-policy declarations page, and any state condo-insurance statute. Lenders will also require specific coverage on your unit. Listing remarks like "HOA covers insurance" are not a policy.
Next steps
Before you buy, get the master-policy certificate, deductible amounts, what's excluded, and whether owners are billed for the deductible. Ask an insurance agent who handles condos or HOAs in your state to map master vs your policy. After closing, keep your agent copied on declaration pages for insurance. Photograph interiors and upgrades for the HO-6.
When to talk to a licensed lawyer
Talk to a real-estate or insurance-coverage lawyer in your state if a loss already happened and the association, the master carrier, and your carrier are pointing at each other — or if a large deductible assessment just appeared. Bring both policies, the declaration, and the assessment notice.
> This is general information from an AI helper, not legal advice. Confirm it against your documents and your state’s law. If a deadline or hearing is coming up, talk to a licensed lawyer.