What changed after Surfside
After the Champlain Towers South collapse in June 2021, Florida passed condo safety laws starting in 2022. The main requirements for condo buildings three stories or taller:
- A milestone structural inspection once the building reaches 30 years old (local governments can require it sooner, for example near salt water), and every 10 years after that.
- A structural integrity reserve study at least every 10 years, covering items like the roof, structure, fireproofing, plumbing, electrical, windows and waterproofing.
- Associations can no longer waive or underfund reserves for the structural items identified in that study.
What it means for your budget
In some buildings, catching up on reserves and repairs has meant higher monthly fees or special assessments. It's important to know that insurance generally doesn't pay for these: repairs required by an inspection, deferred maintenance and reserve funding are the association's costs, passed on to owners.
Who insures what
The association's master policy covers the building's structure and common elements. Florida law leaves certain items inside your unit out of the master policy, so they're yours to insure, including floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters and water filters, built-in cabinets and countertops, and window treatments.
Your condo policy (HO-6) covers those items, plus your personal belongings, your personal liability and additional living expenses if a covered loss forces you out of your unit. Your association's documents can change the details, so it's worth having us review them when we quote.
Loss assessment coverage
When a covered loss to the building or common areas costs more than the master policy pays, for example because of the association's large hurricane deductible, the association can assess every owner for a share. Loss assessment coverage on your HO-6 can help pay your share, up to its limit.
Florida requires every HO-6 policy to include at least $2,000 of loss assessment coverage. In a building with a large master-policy deductible, your share of a single hurricane claim can be far more than that, so many owners choose a higher limit. Some policies limit coverage for assessments that come from the master policy's deductible, so read the details or ask us.
A quick checklist for condo owners
Before your next renewal:
- Get a copy of the association's master policy declarations and note its hurricane deductible.
- Ask the association about its milestone inspection, reserve study and any planned assessments.
- Check that your HO-6 covers the interior items Florida law leaves to unit owners.
- Consider raising your loss assessment limit.
- If you're on a lower floor, price flood coverage for your unit's contents.
Frequently asked questions
Does my condo insurance pay for special assessments?
Only for assessments caused by a covered loss, such as storm damage to common areas, up to your loss assessment limit. Assessments for inspections, repairs, upgrades or required reserves generally aren't covered.
How much loss assessment coverage do I need?
Florida requires at least $2,000. A good starting point is to estimate your share of the association's hurricane deductible, which your association can tell you, and choose a limit that covers it.
Do I need flood insurance in a condo?
The association may insure the building against flood, but your unit's interior items and belongings need your own flood coverage. It matters most on lower floors.
Which condo buildings need a milestone inspection?
Generally condo buildings three stories or taller once they reach 30 years old, with re-inspections every 10 years. Local governments can require the first inspection sooner, for example for buildings near the coast.
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Get a Florida condo insurance quoteThis guide is general information, not legal or tax advice. Coverage depends on your policy and insurance company, and Florida rules can change. Talk to a licensed agent about your situation.