How Can I Tell Which Type of Condo Master Policy My HOA Has in Place?

The type of master HOA policy your community carries determines exactly where the association’s coverage ends – and where yours has to begin.

Get it wrong, and you’ll find out at the worst possible moment: when you file a claim and discover the repair is your responsibility, not the HOA’s. 

Get it right, and you can calibrate your personal HO-6 to cover precisely what the HOA insurance doesn’t.

Here’s how to find out which type your association has – and what to do if they won’t tell you.

The Three Types of Condo Master Policy

Every HOA master policy falls into one of three structural types. These determine the coverage boundary between the association and individual unit owners.

 

Policy Type	What the HOA Covers	What You Must Cover With Your HO-6
Bare Walls (Studs-Out)	Roof, exterior walls, foundation, common areas – nothing inside the unit	Everything from the drywall inward: flooring, fixtures, cabinets, appliances, interior walls, plumbing and electrical inside the unit
Single Entity (Walls-In)	Exterior + original installed fixtures and finishes as built (base cabinets, standard flooring, standard appliances)	Any upgrades or renovations you made beyond original spec, plus all personal property
All-In (All-Inclusive)	Building exterior + common areas + original built-in fixtures AND any owner improvements and upgrades	Personal property only (furniture, clothing, electronics, valuables)

 

The most common type in condo associations is bare walls/studs-out. Under this structure, every unit owner needs an HO-6 that covers all interior components – flooring, cabinetry, fixtures, built-in appliances, and the walls themselves. Under an all-in policy, the owner only needs personal property and liability coverage.

Step 1: Read the CC&Rs and Declaration

The single most reliable source is the association’s Declaration of Covenants, Conditions, and Restrictions (CC&Rs). Look specifically in the “Insurance” or “Maintenance Responsibilities” section for language like:

• “The association shall insure the exterior walls, roof, and common elements only” – bare walls
• “The association shall insure all original installed fixtures and improvements” – single entity
• “The association shall insure all improvements and betterments” – all-in

The terms “studs-out,” “bare walls,” “walls-in,” “single entity,” and “all-inclusive” may appear verbatim. If coverage language is limited to exterior framing and common areas, you’re under bare walls. If it references original fixtures, you’re looking at single entity or all-in.

Step 2: Request the Insurance Declarations Page

Contact the HOA board, property management company, or HOA insurance agent and ask specifically for the master insurance declarations page (the “dec page”). This one-to-three-page document will show:

• The insurer name and policy number
• Property coverage limits and whether the policy is replacement cost or actual cash value
• Whether the policy is classified as bare walls/studs-out, single entity/walls-in, or all-in/all-inclusive
• The deductible amount – important because HOA master policy deductibles of $25,000–$100,000 or more are now common, especially in Florida and coastal markets

You can also look up HOA insurance policy documents online through a member portal if your association uses a property management platform. Many modern HOA software platforms – including purpose-built tools like HOA Start – make the declarations page available directly in the homeowner portal, so owners don’t need to request it separately each time.

Step 3: Check the Annual Insurance Disclosure (California)

In California, you may already have the answer without making any request. Under the Davis-Stirling Act (Civil Code §5300(b)(9)), all HOA associations are legally required to include a summary of the association’s insurance policies in their Annual Budget Report – distributed to every owner each year.

Check your most recent annual mailing or email from the association. If you’re looking for where to find your HOA master insurance policy in California, this disclosure document is typically the fastest path.

For Florida associations, Florida Statute §720.303 requires the HOA to make official records – including the master insurance policy – available to owners within 10 business days of a written request.

Step 4: Ask Your Personal Insurance Agent

A licensed insurance agent familiar with condo and HOA insurance can review the declarations page and translate exactly what it means for your personal coverage needs. They can:

• Confirm the policy type and identify any ambiguous coverage language
• Identify gaps between the master policy and your current HO-6
• Recommend the correct dwelling coverage (Coverage A) amount for your HO-6 based on the master policy type

For bare walls associations: $40–$60 per square foot of interior unit space is a common starting benchmark for Coverage A. A 1,200 sq. ft. condo typically needs $48,000–$72,000 in dwelling coverage minimum. 

For single-entity associations, coverage should focus on upgrades and improvements beyond the original build-out. For all-in associations, dwelling coverage needs drop significantly – but personal property and liability coverage remain essential.

 

 

How to Tell If the Master Policy Provides Enough Coverage

Knowing the policy type is the first step. Assessing adequacy requires a few more questions:

Replacement cost or actual cash value?

Fannie Mae guidelines – which govern most mortgage-backed condo projects – require master property insurance to settle claims on a replacement cost basis. Policies that depreciate losses before paying out are not acceptable under standard mortgage requirements. Confirm your HOA’s policy is replacement cost.

What’s the deductible – and who pays it?

Deductibles of $25,000–$100,000 are now common in Florida and coastal markets. When a covered loss occurs and the HOA’s deductible applies, that amount may be passed to unit owners as a special assessment – or charged directly to the owner whose unit was involved. Your HO-6’s loss assessment coverage is the protection against this. Fannie Mae’s maximum allowable deductible is 5% of the total master property coverage amount per occurrence.

Does the insured amount reflect current construction costs?

Many HOA master policies are underinsured because the covered building value hasn’t kept pace with construction inflation. Fannie Mae requires the master policy to cover at least 100% of replacement cost value as of the current policy effective date.

Does the policy cover what your CC&Rs assign to the association?

Compare the insured property description with the maintenance and insurance responsibility section of your governing documents. If your CC&Rs assign responsibility for original fixtures to the HOA but the policy is bare walls, you have a coverage gap – and your HO-6 needs to fill it.

What to Do If the HOA Refuses to Provide the Policy

In most states, homeowners have a legal right to access the master insurance policy as an official association record. If the board refuses or significantly delays:

• Document everything: email timestamps, certified mail receipts, and written requests with dates
• Cite the applicable statute: California Civil Code §5200–5240 (10 business days to produce records); Florida Statute §720.303 (10 business days)
• Contact the HOA insurance agent directly: explain the board has not complied and request at least the declarations page
• Use third-party retrieval services: companies that specialize in HOA document retrieval can often obtain policy documents, particularly during real estate transactions
• File a complaint: in California, Civil Code §5230 may allow penalties or legal fee recovery for noncompliance with records request obligations
• Consider small claims court: if the HOA’s noncompliance is delaying a refinance or insurance decision, small claims may be appropriate depending on the circumstances

HOA Start makes master policy documents and insurance disclosures accessible to homeowners directly through the resident portal – so boards using the platform handle this automatically rather than reactively. 

Start your free trial and see how HOA Start builds transparency into every homeowner interaction.

Frequently Asked Questions

Are HO-6 and master policy the same?

• No – they’re fundamentally different policies designed to work together
• The HOA master policy is a commercial policy owned by the association, covering shared structures and common area liability
• The HO-6 is an individual condo owner policy covering the unit interior, personal belongings, and personal liability inside the unit
• Together they eliminate coverage gaps; neither alone is sufficient for a condo owner

Can I look up an HOA insurance policy online?

• Not through a general public search – insurance policies are private commercial documents, not public records
• The fastest path is requesting the declarations page from the HOA board or property manager
• If the association uses a homeowner portal or HOA management software, the dec page may be available as a downloadable document in the portal
• In California, the annual insurance summary required under Civil Code §5300 is distributed to all owners and may already have the information you need

Which is cheaper, HO-3 or HO-6?

• HO-6 (condo insurance) is typically cheaper – national average runs $490–$531/year (NerdWallet 2026 / NAIC) vs. $1,678–$2,490/year depending on coverage level for HO-3 (Forbes/NerdWallet)
• Condo owners aren’t insuring the building structure or roof – those are covered by the master policy funded through HOA dues
• The total insurance cost picture is more nuanced: condo owners pay dues that fund the master policy, which partially offsets the lower HO-6 premium
• In high-risk states like Florida, HO-6 costs have risen sharply and the gap between HO-3 and HO-6 premiums has narrowed significantly

What is typically covered under an HOA master insurance policy vs. individual policies?

• Master policy: building exterior and roof, common areas (pool, gym, lobby), general liability in shared spaces, D&O for board members, fidelity/crime coverage
• Individual HO-6: unit interior (amount depends on master policy type), personal belongings, personal liability inside the unit, loss assessment coverage, loss of use
• Neither covers flood or earthquake – both require separate policies
• For a complete breakdown, see the HOA insurance pillar guide

Disclaimer: This content is provided for informational purposes only and does not constitute legal or financial advice. HOA laws and insurance requirements vary by state. Consult a licensed insurance professional or qualified attorney for guidance specific to your community and situation.