Your condo association has insurance. It doesn't cover you.
The building is insured. Your unit interior, your belongings, your personal liability, and your share of any special assessment after a covered loss? That's on you. Most Sarasota condo owners discover this gap at the worst possible time — after a water leak, a hurricane, or a special assessment notice arrives in the mail.
Your condo association pays premiums on a master insurance policy every year. That policy protects the building structure and common areas. What it covers inside your individual unit depends entirely on which type of master policy your association carries — and most condo owners have never read it.
There are three types:
The most common type in Sarasota. The association's policy covers the structure only — exterior walls, roof, common areas. Everything inside your unit is your responsibility. Flooring, cabinets, countertops, fixtures, appliances, and all personal property. If a pipe bursts in the wall and damages your kitchen, the association covers the pipe. You cover everything else.
The association covers original built-in fixtures as they were when the building was constructed. Any improvements, upgrades, or renovations you've made are not covered. Neither is your personal property.
The most comprehensive master policy type. Covers most of the unit interior as originally built. Your HO-6 policy primarily fills the gap for personal property, improvements, and personal liability.
Do you know which type your association carries? Most Sarasota condo owners find out when they file a claim. We review your association's master policy as part of every condo insurance assessment — at no cost.
Florida Senate Bill 4-D became law in May 2022, fundamentally changing the financial obligations of condo associations across the state. Associations are now required to complete structural integrity reserve studies and maintain fully funded reserves for critical building components — roofs, load-bearing walls, fire protection systems, plumbing, electrical, and more.
For many Sarasota condo communities, this has meant significant reserve shortfalls and resulting special assessments to fund them — with the bulk of those assessments materializing in late 2024 and into 2025. Owners in some buildings have received notices for tens of thousands of dollars, sometimes with limited notice.
Here's where your HO-6 policy comes in.
Loss assessment coverage is a component of your personal condo policy that responds when you're responsible for a share of an association assessment following a covered loss. Florida law sets the statutory minimum for loss assessment coverage at $2,000. Many basic HO-6 policies are written at exactly that floor. In today's Sarasota market, where structural assessments routinely run into five figures, the minimum is effectively meaningless.
If you own a condo in Sarasota and haven't reviewed your policy in the last two years, there's a real chance your loss assessment coverage doesn't reflect what assessments are actually looking like in your community.
We review this as part of every condo insurance conversation — no obligation, no pressure.
Sarasota has one of the most diverse condo markets in Florida. The insurance considerations vary significantly depending on where and what you own.
Older buildings face elevated insurance costs due to age, building systems, and the increased scrutiny that followed Florida's legislative changes. Master policy premiums in many of these communities have increased substantially, and those increases pass through to owners.
Flood zone exposure is a real factor. Many units in beachfront and near-beach communities sit in FEMA-designated flood zones, which affects both what the master policy covers and what your personal policy needs to address. Flood insurance for your condo contents and interior is a separate policy — and a conversation worth having.
Generally lower flood risk, but special assessment exposure from aging infrastructure and reserve funding gaps is just as relevant here.
Often have unique association structures, amenity coverage considerations, and seasonal residency patterns that affect policy needs.
Every building is different. Every master policy is different. The right HO-6 for a downtown Sarasota high-rise looks nothing like the right policy for a Siesta Key ground-floor unit.
Ask about flood insurance options or bundling your condo and auto coverage when you request a quote.
Walls, flooring, ceilings, and fixtures not covered by the master policy. Under a bare walls policy, this is extensive.
Furniture, electronics, clothing, appliances, jewelry. Coverage limits should reflect actual replacement cost, not what you paid years ago.
Your share of association-level assessments after a covered loss. Florida law sets the statutory minimum at $2,000 — in today's Sarasota market, that number is effectively meaningless. We'll review your specific building when setting this limit.
If a guest is injured in your unit, or you cause damage to a neighboring unit — an overflowing bathtub, for example — personal liability coverage responds. The master policy does not.
If your unit becomes uninhabitable after a covered loss, this covers temporary housing, meals, and related costs while repairs are made.
Plumbing failures, appliance leaks, and HVAC issues are among the most common condo claims. Coverage terms vary significantly between carriers.
If you renovated your kitchen, updated the flooring, or added custom finishes, those improvements are not covered by the original unit valuation under most master policies.
Scenario One
A pipe behind your bathroom wall fails. The association covers the pipe repair. Water damaged your floors, cabinets, vanity, and personal property. Without an HO-6, those costs are yours entirely.
Scenario Two
Your building's reserve fund is underfunded. The association issues a special assessment of $18,000 per unit to fund a required structural repair. Your loss assessment coverage limit is $2,000. You write a check for $16,000.
Scenario Three
A visitor trips and injures themselves in your unit. The association's master policy doesn't cover what happens inside your unit. Without personal liability coverage in your HO-6, legal costs and damages come out of pocket.
None of these are rare events. All of them are preventable with the right policy in place.
The most common — and most costly — misunderstanding in condo insurance. The master policy covers the building. It does not cover you.
Florida law sets the statutory minimum at $2,000. Many basic HO-6 policies are written at exactly that floor. In today's market, with large-scale structural assessments becoming more common, it's inadequate by an order of magnitude.
If your unit has been renovated — upgraded flooring, new kitchen, custom tile — those improvements won't be covered at their current value unless your policy specifically accounts for them.
Actual cash value policies pay depreciated value. Replacement cost policies pay what it actually costs to replace them today. The difference on a full-unit water loss can be substantial.
Standard HO-6 policies don't cover rising water from external sources. For Siesta Key, Lido Key, and other coastal locations, this is not an optional conversation.
SB 4-D changed the financial landscape for condo associations statewide. Policies written before the wave of special assessments in late 2024–2025 were underwritten in a different environment. If yours hasn't been reviewed, it should be.
Full-time Sarasota residents
Primary residence coverage with liability, personal property, and loss assessment limits appropriate for full-time occupancy.
Seasonal residents
Policies for owners who split time between Sarasota and another state. Vacancy periods affect coverage terms — this matters and is often overlooked.
Investors and rental owners
Units rented out require different coverage than owner-occupied units. Standard HO-6 policies often exclude rental activity.
Recent buyers
New condo owners frequently receive a policy requirement from their lender without understanding what they're buying. We explain it.
Owners reviewing after an assessment notice
If you've recently received a special assessment and want to understand your coverage options going forward, we can help.
Serving: Downtown Sarasota · Siesta Key · Lido Key · Longboat Key · Gulf Gate · Palmer Ranch · Lakewood Ranch · Fruitville · Osprey · Nokomis · Venice · Bradenton
Yes. The master policy covers the building and common areas. It does not cover your personal belongings, your unit interior (depending on policy type), your personal liability, or your share of special assessments. An HO-6 fills those gaps.
Loss assessment coverage pays your share of an association-level assessment after a covered loss. Florida law sets the statutory minimum at $2,000 — and many basic HO-6 policies are written at exactly that floor. With Florida's reserve funding requirements driving large structural assessments in many Sarasota communities since late 2024 and into 2025, having adequate limits in your personal policy is more important than it's ever been.
No. Standard HO-6 policies exclude flooding from external sources. If your unit is in a flood zone — or simply in a coastal or low-lying area — separate flood insurance is worth discussing. We cover this as part of every condo insurance conversation.
Actual cash value pays depreciated value. Replacement cost pays what it actually costs to replace the item or rebuild the interior today. The difference on a full-unit water loss can be substantial. For most condo owners, replacement cost coverage is the better choice.
Policies for units that are vacant for extended periods have different terms than primary residence policies. Some standard HO-6 policies reduce or void coverage during vacancy periods. This is a common issue for Sarasota's seasonal population and one we address directly.
Yes. Most quotes are completed same-day.
Yes. English and Spanish spoken.
Whether you're a new buyer, a longtime owner who hasn't reviewed your policy since before Florida's legislative changes, a seasonal resident, or someone who just received a special assessment notice — we'll give you a clear picture of where you stand and what it costs to be properly covered.
