How coverage is often divided
| Part of the home | Bare walls arrangement | All-in or single-entity arrangement |
|---|---|---|
| Exterior walls and roof | Usually master policy | Usually master policy |
| Framing inside the unit | Often master policy | Usually master policy |
| Interior drywall and paint | Usually owner's HO-6 | Often master policy |
| Cabinets, counters, built-ins | Usually owner's HO-6 | Often master policy, sometimes only original-grade |
| Flooring | Usually owner's HO-6 | Varies; upgrades often fall to the owner |
| Personal belongings | Owner's HO-6 | Owner's HO-6 |
| Temporary housing | Owner's HO-6 loss-of-use coverage | Owner's HO-6 loss-of-use coverage |
| Master policy deductible | May be assessed to the owner where the fire started | May be assessed to the owner where the fire started |
Why the wording matters so much
Association documents describe where the unit ends and the common elements begin. Some draw the line at the unfinished face of the drywall, so everything you see inside belongs to you to insure. Others treat the entire building, including original interior finishes, as the association's responsibility. Many townhome communities around Westminster fall somewhere in between, with the HOA insuring roofs and exteriors and owners insuring everything inside.
Upgrades are a frequent source of surprise. If a previous owner installed hardwood floors or custom cabinets, a master policy that covers original builder-grade finishes may stop short of replacing those upgrades. The gap belongs on your unit policy, if it has enough coverage for improvements and betterments.
Documents to pull together this week
- Your HO-6 declarations page and full policy, including any loss assessment coverage.
- The HOA declaration and any insurance or maintenance responsibility chart.
- A copy of the master policy certificate, requested from the property manager.
- The master policy deductible amount and the HOA's rules for assessing it.
- Records of upgrades you or prior owners made, with receipts if available.
Questions for the property manager
- Has the master policy carrier been notified, and who is the adjuster?
- Which repairs will the association manage, and which are my responsibility?
- Will one contractor rebuild common elements and interiors, or will owners hire separately?
- How will the master deductible be handled, and when will owners be told?
- Who approves exterior materials and colors on the rebuild?
Common questions
The fire started next door. Do I still file with my own HO-6?
Usually yes. Report the loss to your insurer promptly. Your carrier can pay covered damage and pursue recovery from others if appropriate.
General information for Westminster, not a quote or professional advice. In an emergency, call 911.