What insurance does a condo owner need in Brevard County, Florida?

Condo owners on the Space Coast typically need their own unit owner policy, often called an HO-6, because the association's master policy under Florida law generally excludes the floors, fixtures, cabinets, and belongings inside your unit.

Buyers shopping for a condo in Cocoa Beach, Satellite Beach, Melbourne, Titusville, or another part of Brevard County often assume the association insures everything. The association carries a policy, but it does not cover everything inside your four walls. The gap between the two is where unit owners get surprised after a loss.

This guide uses the Florida Statutes to show what the association policy must exclude, what a unit owner policy has to include for loss assessments, and what to ask before you close. I am a REALTOR, not an insurance agent, so confirm your coverage details with a licensed insurance professional.

What Does the Condo Association's Policy Cover?

Florida Statute 718.111(11) sets out what the association's property insurance must do. The policy must provide primary coverage for the condominium property as originally installed, along with alterations or additions covered under the statute. That is the building itself and the common elements.

The same subsection lists what the association's coverage must exclude. According to the statute, the coverage must exclude all personal property within the unit or limited common elements, along with these items located within the boundaries of the unit that serve only that unit:

  • Floor, wall, and ceiling coverings
  • Electrical fixtures
  • Appliances
  • Water heaters and water filters
  • Built-in cabinets and countertops
  • Window treatments, including curtains, drapes, blinds, and hardware

The statute states that this property, and any insurance on it, is the responsibility of the unit owner. You can read the full text of Florida Statute 718.111 on the Florida Legislature's site.

What Is an HO-6 Policy?

An HO-6 is the common name for a homeowners policy written for a condominium unit owner. It is the policy that responds to the items the association's coverage leaves out, plus your personal belongings and your liability. Florida Statute 627.714 covers residential condominium unit owner coverage and sets minimums for one piece of it, loss assessment coverage.

What Is Loss Assessment Coverage?

When the association has a loss that insurance does not fully pay, it can assess unit owners for the shortfall. Under Florida Statute 627.714, for policies issued or renewed on or after July 1, 2010, a unit owner's residential property policy must include at least $2,000 in property loss assessment coverage. That coverage applies to all assessments from the same direct loss, regardless of how many assessments there are, when the loss is of a type the unit owner's policy covers.

The statute also says the deductible for loss assessment coverage may not exceed $250 per direct property loss. If a deductible already applied to other property loss from the same direct loss, no deductible applies to the loss assessment coverage.

Two more details from the statute are worth knowing. The most that can be assessed to you under your policy is the limit in effect 1 day before the date of the occurrence, regardless of when the association makes the assessment. And the insurer does not have to pay more than your loss assessment limit for the same direct loss.

Topic What Florida Statute 627.714 Says
Minimum loss assessment coverage At least $2,000 for policies issued or renewed on or after July 1, 2010
Maximum deductible on that coverage No more than $250 per direct property loss
Limit that applies The limit in effect 1 day before the date of the occurrence
Excess coverage The policy must state it is excess over any other policy covering the same property

Read the statute directly at Florida Statute 627.714.

Why Do the Minimums Matter on the Space Coast?

A $2,000 floor is a minimum, not a recommendation. Older beachside buildings in Brevard County may face repair costs that run far above that figure. Ask your insurance professional whether a higher loss assessment limit makes sense for the building you are buying, and ask the association how recent assessments have been handled.

Before you close on any condo, ask the association for its insurance certificate, its budget, and any notices of special assessments. Those documents tell you how the building is protected and what the owners may be asked to fund. If something in the paperwork is unclear, bring it to me and we can sort out the questions to ask before your inspection and financing deadlines pass.

What Should You Ask Before Buying a Condo in Brevard County?

  • Which items inside the unit does the association policy exclude, and who insures them?
  • What does the association's policy deductible look like, and who pays it after a loss?
  • Has the association assessed owners after a past loss?
  • What loss assessment limit does the quote on your HO-6 include?
  • Does the HO-6 quote cover your personal belongings and liability at levels you want?

The Florida Office of Insurance Regulation has a consumer section at floir.gov with resources for Florida policyholders. Your insurance professional can walk you through quotes for your specific building.

Frequently Asked Questions

Does the condo association insure my kitchen cabinets and flooring?

Under Florida Statute 718.111(11), the association's coverage must exclude floor, wall, and ceiling coverings, built-in cabinets and countertops, appliances, electrical fixtures, and similar items within the unit that serve only that unit. Those are the unit owner's responsibility.

Is an HO-6 policy required to buy a condo?

Requirements vary by loan and by association. Many lenders and associations ask for proof of unit owner coverage, so check your loan terms and the condo documents.

What happens if the association assesses me after a storm?

Your HO-6 loss assessment coverage may respond up to your policy limit, subject to the terms and the deductible rules in Florida Statute 627.714. Review the limit with your insurance professional before you buy.

Buying a condo on the Space Coast is easier when you know who insures what. My partner Nichole and I got your back. Reach out anytime at (321) 212-7676 or www.livingspacecoast.com.