Short answer: According to Fla. Stat. 718.111(11), the condominium association's master policy must provide primary coverage for the building as originally installed, or replacement of like kind and quality per the original plans. It excludes what is inside your unit: personal property, floor, wall, and ceiling coverings, appliances, cabinets, countertops, and window treatments. Those interior items are the unit owner's responsibility, insured under an HO-6 policy that must conform to Fla. Stat. 627.714.
What does Fla. Stat. 718.111(11) do?
Fla. Stat. 718.111(11) is the subsection that sets the insurance rules for Florida condominiums. It draws the line between what the association must insure and what each unit owner must insure. Get that line wrong and a covered loss ends up in a gap, with the association's carrier pointing at your HO-6 and your carrier pointing at the master policy. The statute exists so the split is not a matter of opinion.
What does the association's master policy cover?
For every property insurance policy issued or renewed on or after January 1, 2009, the association's master policy must provide primary coverage for the condominium property it is required to insure. Under paragraph (11)(f), that means:
- All portions of the condominium property as originally installed, or replacement of like kind and quality, in accordance with the original plans and specifications (paragraph (11)(f)1.). In plain terms: the building and structure as the developer built it.
- All alterations or additions made to the condominium property or association property pursuant to s. 718.113(2), which are the association-approved material alterations (paragraph (11)(f)2.).
The key phrase is "as originally installed." The master policy insures the unit back to its original developer-installed condition, not to the upgrades an owner added later.
What does the association policy exclude, and who insures it?
Paragraph (11)(f) expressly carves the following out of the association's policy when those items are located within the unit boundaries and serve only that unit:
- Personal property within the unit or limited common elements
- Floor, wall, and ceiling coverings
- Electrical fixtures
- Appliances
- Water heaters
- Water filters
- Built-in cabinets and countertops
- Window treatments, including curtains, drapes, blinds, hardware, and similar components
These excluded items are the unit owner's responsibility to insure. That is the statutory basis for the unit owner's HO-6 policy, and the statute requires that a condominium unit owner policy conform to the requirements of s. 627.714, the statute governing HO-6 coverage, including loss-assessment coverage.
How does the coverage split work?
| Property | Who insures it | Statutory basis |
|---|---|---|
| Common elements and association property | Association master policy | (11)(f) |
| Building as originally installed, or like kind and quality per original plans | Association master policy | (11)(f)1. |
| Association-approved alterations or additions | Association master policy | (11)(f)2., s. 718.113(2) |
| Personal property, floor/wall/ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, window treatments | Unit owner (HO-6) | (11)(f), s. 627.714 |
Key takeaway: the association's line stops at the building as originally installed; everything the statute carves out inside the unit is yours to insure.
Who has to rebuild after a covered loss?
Paragraph (11)(j) matches the rebuilding duty to the coverage duty. Any portion of the condominium property the association is required to insure under paragraph (f), when it is damaged by an insurable event, must be reconstructed, repaired, or replaced by the association as a common expense. The property the unit owner is required to insure is the unit owner's responsibility to restore. Reconstruction is not optional goodwill from the board; for the property on the association's side of the line, it is a common expense the association owes.
Why does the "as originally installed" standard matter for your claim?
Because it decides who pays for upgrades. The association insures and restores the unit to its original developer-installed condition, of like kind and quality. If you replaced builder-grade carpet with hardwood, swapped standard cabinets for custom ones, or upgraded countertops, that value above the original baseline falls to your HO-6 policy, not the master policy. When a loss hits both the structure and your finishes, expect the association's carrier to restore only to the original specification and to treat the coverings, appliances, cabinets, and window treatments as your side of the split.
How does Ocean Point handle condominium claims?
Condominium losses live or die on the 718.111(11) line, so our team reads the master policy and your HO-6 side by side before anything else, so nothing falls into the gap between them. As a Florida public-adjusting firm (DFS license W829547) with 21 years and more than 500 mediations behind us, we document where the interior finishes, appliances, cabinets, countertops, and coverings belong on the unit-owner side, and where the building as originally installed belongs on the association's policy. Primary public adjuster Eli Goins (license P159790) leads the file, and Ocean Point is a member of FAPIA. When the association drags its feet on property it must rebuild under (11)(f), we point to the (11)(j) common-expense duty.
Who this is for, and how to use the coverage split
This matters most when a covered loss, a burst pipe, a hurricane, or a roof breach, damages both the building and the finishes inside your unit. The association's carrier will insure and restore the structure to its originally installed condition, but it will not pay for the coverings, appliances, cabinets, countertops, and window treatments the statute assigns to you. Your HO-6 policy, which must conform to s. 627.714, is what fills that gap, including any loss assessment the association passes through.
If the association is slow to rebuild the property it must insure under (11)(f), remember that (11)(j) makes that reconstruction a common expense the association owes, not an optional courtesy.
Bottom line: know which side of the 718.111(11) line each damaged item falls on before you file, because the association policy stops at the building as originally installed and your HO-6 picks up everything the statute carves out inside the unit.