Condo and townhome owners in California face a double challenge right now. You need the right HO-6 policy for your own unit, and you depend on your HOA’s master policy, which has become harder and more expensive to place in many communities. Here’s what you need to know.
Who covers what
The split between the master policy and your HO-6 depends on your HOA’s governing documents (CC&Rs) and how the master policy is written. Some master policies cover only the bare structure, while others include original interior fixtures. Ask your HOA for a copy of the master policy declarations and read what it includes.
What your HO-6 should include
- Personal property: your belongings, at replacement cost.
- Building property or improvements: interior walls, flooring, cabinets, fixtures and upgrades not covered by the master policy. If you’ve remodeled, raise this limit.
- Personal liability: if someone is hurt in your unit, or water from your unit damages a neighbor’s.
- Loss assessment: pays your share of an HOA assessment after a covered loss. This one is often far too low.
- Loss of use: living expenses if your unit is uninhabitable after a covered loss.
The coverage most condo owners overlook: loss assessment
If something happens to the building or common areas, the HOA’s master policy deductible, or any loss above its limits, can be assessed to the owners. Master policy deductibles have climbed, and some HOAs carry very large wildfire or earthquake deductibles. Find out your HOA’s deductibles, then make sure your loss assessment coverage is high enough to cover your share.
California HOA master policies are under pressure
- Fewer carriers and higher premiums have pushed some HOAs to the FAIR Plan, whose commercial policies can cover HOAs and condominiums.
- Higher HOA dues and special assessments often follow when master policy costs rise.
- New protection in 2026: SB 547 extended California’s one-year post-wildfire moratorium on non-renewals to commercial policies, including HOAs and condominiums. See New California Home Insurance Laws for 2026.
- Lending can be affected if a master policy doesn’t meet loan requirements, so buyers should check before they’re in contract.
Don’t forget earthquake
Earthquake damage isn’t covered by a standard HO-6 or most master policies. Condo earthquake policies, including through the California Earthquake Authority, can cover your unit, belongings and your share of an earthquake loss assessment. See Earthquake Insurance in California.
Your condo coverage checklist
- Get a copy of your HOA’s master policy declarations and CC&Rs.
- Find out the master policy’s deductibles, including wildfire and earthquake.
- Set your HO-6 building property limit to cover your interior and upgrades.
- Raise your loss assessment limit to match your real exposure.
- Choose replacement cost for your belongings.
- Consider condo earthquake coverage.
- Review every year, and whenever your HOA changes carriers.
Buying a condo?
Ask for the HOA’s master policy, deductibles, recent assessments and reserve study before you’re in contract. Then get an HO-6 quote. See Home Insurance Tips for Home Buyers.
Let’s make sure your coverage fits together
Send us your HOA master policy declarations and we’ll review your HO-6 against it. Book a 30-minute review with me or request a free quote. Current clients with questions about an existing policy or renewal can reach our service team at team@gold.insure.
Specialists in California’s wildland-urban interface, where homes meet forest, brush and grassland.
Phil Irwin, President, Gold Insurance Solutions. CA License #6000540. General information as of October 2026, not legal advice. Coverage and pricing vary by carrier and home.