Florida Insurance Answer
Does Insurance Cover Water Damage in a Florida Condo?
Florida condo water damage involves two separate policies: your unit owner's HO-6 and the HOA's master policy. Which responds to your damage depends on where it occurred, what caused it, and what type of master policy your HOA carries — bare walls-in or all-in. Most Florida condo owners don't know the difference until they file a claim.
Florida Condo Water Damage — 6 Key Coverage Rules
Two Policies, Two Coverage Zones
Unit owner's HO-6 covers interior improvements and personal property. HOA master policy covers the building shell, roof, common areas, and (depending on type) may cover fixtures within units.
Bare Walls-in vs. All-In Master Policy
Bare walls-in: unit owner responsible for flooring, cabinets, drywall inside. All-in: HOA master covers original installed fixtures and finishes. Read your HOA Declaration of Condominium — Section on Insurance.
Upstairs Neighbor Damage: Your HO-6 First
File with your own HO-6 first — even if your neighbor caused it. Your insurer pursues subrogation against the neighbor's policy. You are protected from waiting out the dispute.
Common Element Source: HOA Master Responds
Water from shared building plumbing, roof, or common areas = HOA master policy claim. Document the source clearly — the HOA claim vs. your HO-6 claim depends on origin.
Citizens HO-6: Same $10k MRSR Sublimit
Citizens' $10,000 MRSR sublimit for mold remediation applies equally to HO-6 condo policies. The sublimit covers MRSR-licensed mold work only — not drywall demo, drying, flooring, or reconstruction.
NFIP Required for Flood in Flood Zones
Neither HO-6 nor HOA master policies cover flood. Condo units in FEMA flood zones require NFIP coverage — available at the unit owner level through the NFIP Residential Condominium Building Association Policy (RCBAP) or as a separate unit owner policy.
Florida Condo Water Damage — Coverage Table
| Scenario | Coverage | FL Notes |
|---|---|---|
| Interior flooring, cabinets, drywall (bare walls-in HOA) | COVERED — HO-6 | Unit owner's HO-6 covers improvements when HOA is bare walls-in |
| Interior flooring, cabinets, drywall (all-in HOA) | COVERED — HOA Master | All-in master covers original installed finishes; HO-6 covers improvements above original |
| Personal property (furniture, electronics, clothing) | COVERED — HO-6 | Coverage C under HO-6; ACV standard; RCV with endorsement |
| Water from upstairs neighbor's unit | COVERED — HO-6 (with subrogation) | File with own HO-6 first; insurer pursues subrogation against neighbor |
| Water from building common element (shared pipe, roof) | COVERED — HOA Master | HOA master policy covers building elements; document source clearly |
| Mold from covered water event | COVERED | Citizens HO-6: $10k MRSR sublimit; structural drying + demo = no sublimit |
| Structural building shell (walls, roof, exterior) | COVERED — HOA Master | Unit owner's HO-6 does NOT cover building structure |
| Loss of use — uninhabitable unit during restoration | COVERED — HO-6 | Additional Living Expenses (ALE) under HO-6 |
| Flood — storm surge or overland flooding | EXCLUDED from both HO-6 and HOA master | NFIP required; RCBAP for building; separate unit owner NFIP policy available |
| Gradual seepage through condo walls or ceiling | EXCLUDED — HO-6 | Gradual damage exclusion; not sudden/accidental |
| Water damage caused by your own negligence to neighbor | COVERED — HO-6 liability | HO-6 liability covers damage to others' property from your covered event |
| HOA deductible assessment for building water damage | COVERED — HO-6 (Loss Assessment) | HO-6 Loss Assessment coverage applies to HOA special assessments up to policy limit |
Florida-Specific Condo Coverage Rules
Florida Condo Act — FL Statute 718
Florida Statute 718 (the Florida Condominium Act) governs the rights and obligations of condo unit owners and associations, including insurance responsibilities. Under FL 718.111(11), the association must maintain property insurance on all common elements, the association property, and each condominium unit — but the specific coverage scope (bare walls-in vs. all-in) varies by association declaration. Unit owners are responsible for their unit's interior to the extent not covered by the master policy. The Declaration of Condominium controls which policy covers what — read Section on Insurance before assuming coverage.
How to Determine Your HOA's Master Policy Type
To determine whether your HOA carries bare walls-in or all-in master coverage: (1) request a copy of your HOA's Declaration of Condominium and read the Insurance section; (2) request a Certificate of Insurance from the HOA property manager showing the master policy coverage description; (3) contact the master policy insurer directly and ask whether the policy covers interior unit improvements. Knowing your master policy type before a water event allows you to make sure your HO-6 coverage fills any gaps — particularly important for unit owners in older Florida buildings with bare walls-in coverage.
Citizens HO-6 — Condo Unit Owner Coverage
Citizens Property Insurance offers HO-6 coverage for Florida condo unit owners as the insurer of last resort. Citizens HO-6 covers sudden and accidental water damage to interior improvements and personal property, loss of use, and liability. Citizens applies its $10,000 MRSR sublimit for mold remediation to HO-6 policies the same as to single-family HO-3 policies. Citizens HO-6 pays at ACV (actual cash value) under its standard form; the Extended Replacement Cost endorsement provides RCV for improvements. Citizens does not offer flood coverage — NFIP is required separately for flood zone properties.
Water from Upstairs Neighbor — Subrogation
When your condo is damaged by water from an upstairs unit, the fastest path to recovery is to file with your own HO-6 insurer immediately. Your insurer responds to the claim and pays for covered restoration of your unit. Your insurer then exercises subrogation — the legal right to recover what it paid from the party responsible (the upstairs neighbor's HO-6, or the HOA if a common element was at fault). This process can take months; filing with your own HO-6 first protects you from waiting while fault is disputed. You may owe your deductible initially; subrogation recovery may return it if fault is established.
Frequently Asked Questions — Condo Water Damage in Florida
Does condo insurance cover water damage in Florida?▼
What is the difference between a bare walls-in and all-in condo master policy?▼
My upstairs neighbor's water damage flooded my condo in Florida — who pays?▼
Does Citizens Property Insurance offer condo coverage in Florida?▼
What does an HO-6 policy cover for water damage in a Florida condo?▼
Condo Water Damage in Florida?
Central Florida Disaster Recovery responds 24/7 to condo water events — with documentation that clearly separates HO-6 scope from HOA master policy scope to support both simultaneous claims.
Call 321-420-7274 — Free Estimate