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What does an HOA master insurance policy cover?
An HOA master policy insures what the association is responsible for. Exactly where that stops and the owner's responsibility starts depends on two things: the CC&Rs and the policy itself. Here are the common setups and where to find your association's details.
Updated Oct 30, 2026 · General information with sources, not legal, insurance or engineering advice.
Three common setups
| Type | Usually covers | Usually left to owners |
|---|---|---|
| Bare walls | The building structure and common areas | Everything inside the unit's walls: drywall finishes, cabinets, flooring, fixtures, and belongings |
| Walls-in (single entity) | Structure, common areas, and the unit's original fixtures and finishes | Upgrades owners added, and belongings |
| All-in (all-inclusive) | Structure, common areas, original finishes, and owner upgrades | Belongings, and anything the policy excludes |
These labels are industry shorthand, not legal categories. Your CC&Rs say what the association must insure, and the policy wording decides what it does insure.
What a master policy package often includes
- Property: buildings and common elements, usually not earthquake or flood unless bought separately.
- General liability: injuries and damage arising from common areas. State law sets the limits that protect volunteer directors and owners (Civil Code 5800, Civil Code 5805).
- Directors and officers liability.
- Crime or fidelity coverage of at least the reserves plus three months of assessments (Civil Code 5806).
See California HOA insurance requirements for the statutory amounts.
The deductible question
Master policies can carry large deductibles. Who pays the deductible after a loss, the association or the owners of the affected units, is set by the CC&Rs and board policy. Owners can ask their own insurance agent how their unit policy (often called an HO-6) handles the association's deductible and any loss assessment.
Where to find your association's coverage
- The annual budget report must include a summary of the property, general liability, earthquake, flood and fidelity policies (Civil Code 5300).
- The association must notify members if a listed policy lapses or is canceled and not promptly replaced, or if coverage is significantly reduced (Civil Code 5810).
- Ask the manager for the declarations pages and the insurance section of the CC&Rs.
This is general information, not coverage or legal advice. A licensed insurance broker and, where needed, an attorney should answer questions about a specific policy or loss.
Quick answers
What does a condo HOA master policy usually cover?
The building structure and common areas, plus general liability, and usually directors and officers and crime or fidelity coverage. Whether it also covers unit interiors depends on the policy type (bare walls, walls-in or all-in) and on what the CC&Rs require.
What is the difference between bare walls and walls-in coverage?
Bare walls coverage generally stops at the structure, leaving interior finishes to owners. Walls-in coverage generally includes the original interior fixtures and finishes, leaving owner upgrades and belongings to owners. The policy wording and the CC&Rs control.
How do I get a copy of my HOA's master policy?
Start with the insurance summary in the annual budget report (Civil Code 5300), then ask the manager or board for the declarations pages. Owners can also request association records under the Davis-Stirling Act.
Does the HOA master policy cover earthquakes?
Usually not unless the association buys separate earthquake coverage. The annual budget report must say whether earthquake and flood coverage is carried.
For HOA boards and managers
Do this every month without the spreadsheet
The HOA insurance review compares your master policy with your CC&Rs, reserve study and current rebuild costs, and gives your board a written report to discuss with your broker.