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What your condo policy covers, and what the building's policy does not

A condo in Downtown Miami sits under two separate policies. The association buys the master policy for the building itself; you buy your own for what the master leaves to you. Exactly where that line falls is set by your association's documents rather than by a general rule. Neither policy covers flood.

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Questions from condo owners

Do I need my own policy if the building already has one?

Yes. The association's policy is written for the building, not for you, and it never covers your belongings or your personal liability. Most declarations also require owners to carry their own coverage, so it is often an obligation as well as a good idea. The building having a policy is the reason yours can be narrower than a house policy, not a reason to skip it.

What does the association's master policy leave to me?

That is the one question with no general answer, and anyone who gives you one without reading your documents is guessing. The split is written into your association's declaration and it genuinely differs between buildings, including between neighbouring towers of the same age. Finding your line is the first step, and it takes one reading of one document.

Does anything change if I rent my unit out?

Yes, enough that the policy usually has to change with it. The unit stops being occupied by you, the contents are mostly the tenant's, and there is rental income to think about. Telling your broker the unit is let is not a formality: a claim on a policy written for an owner-occupied unit can be a problem if the unit was let.

What is the difference between insuring a house and insuring a condo?

A house is one building with one owner, so one policy covers all of it. A condo unit is part of a building owned in common, so the cover is split between the association's policy and yours, and the split is defined by a document rather than by a rule. The practical difference is that with a condo you have to know where your building draws the line before the amount of coverage means anything.

More answers on our insurance blog.

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Why a Brickell condo has two policies

Buying a condo means buying a share of a building and the exclusive use of one part of it. Those are two different things to insure, and each has its own policy. The association insures the building on behalf of everyone in it; you insure your unit. Most owners find out there are two policies when something happens near the line between them.

The practical consequence is that a quote means very little until you know where your building draws that line. Two identical units in two towers a block apart can need different policies, because the declarations say different things. What the association's side covers is a subject of its own: see the policy the association carries.

Houses and condos: what changes

A house has one policy because it has one owner and no shared structure. Everything from the roof down is yours to insure, which makes the contract simpler and the amount larger. A condo splits the same building between two contracts, so the question stops being how much cover you need and becomes where your responsibility starts. Both are placed the same way and by the same broker; what changes is the shape of the answer, not the process.

If you own from outside the United States

Owning here and living elsewhere is common in Brickell and is not a problem. What tends to be different is practical rather than legal: how documents get signed, how a claim gets reported from another time zone, and who can get into the property to assess damage. Those are worth arranging in advance rather than during a claim.

Romina Saaied works with owners in four languages and places coverage for people who are not in Miami most of the year, which is most of Brickell.

Loss of use

If the unit becomes uninhabitable after a covered loss, this covers the cost of living somewhere else while it is repaired. Limits and duration vary from one policy to the next, and both are printed on your own declarations page.

What it usually covers

  • Usually covered: The structure of your home, or the inside of your condo unit
  • Usually covered: Your belongings
  • Usually covered: Liability if someone gets hurt at your place
  • Not covered: Flood water. That takes a separate flood policy.

Coverage depends on the carrier and the policy you choose.

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