Condo Insurance

Condo Insurance in Jacksonville & Across Florida

Updated April 2026  ·  Real Florida condo insurance data  ·  Licensed statewide in Florida

If you own a condo in Florida, one question matters more than any other: where does your association's insurance stop, and where does yours begin?

The association insures the building. The inside of your unit, the part you actually live in, is yours. Flooring, cabinets, appliances, paint, light fixtures, the drywall you painted last spring.

If a pipe bursts in the unit above you and damages your ceiling and kitchen, the master policy's responsibility typically stops where Florida law draws the line. Everything the law excludes from master policy coverage — floor and wall coverings, cabinets, appliances, fixtures, your upgrades — becomes your responsibility to repair, depending on what caused the damage and the terms of your policy.

That's where your HO-6 condo insurance policy comes in. It's designed to pick up from that point.

At Augustyniak Insurance Group, we write Florida condo insurance for owners throughout Duval, St. Johns, Clay, and Nassau counties, including Jacksonville, Jacksonville Beach, Atlantic Beach, Neptune Beach, Ponte Vedra, Nocatee, St. Augustine, Fernandina Beach, Palm Coast, Orange Park, and across the state of Florida.

The most common thing we see is unit owners either overpaying for coverage they don't need, or carrying less than the gaps in their master policy actually require. Usually because nobody ever explained how the two policies fit together.

We compare condo insurance across 26 Florida carriers, take the time to understand your specific building and what's inside your unit, and help you size your HO-6 to match. When you work with us, you have an independent agent looking out for you, not a carrier's bottom line.

Who covers what: HOA vs your HO-6

Florida law sets this split between your HOA's master policy and your HO-6. Your bylaws can't change the split itself, but they still affect how claims, deductibles, and repairs get handled in practice. What varies from unit to unit is what's inside your unit — upgrades, renovations, and personal property — and that's what determines how much HO-6 coverage you actually need.

Why condo insurance is confusing in Florida

Condo insurance is more complex than homeowners insurance because two policies apply at the same time: the association's master policy and your HO-6 policy. The line between them is set by Florida law. What varies from one unit to the next is what's inside your unit — upgrades, renovations, appliances, finishes — and that's what determines how much HO-6 coverage you actually need.

That's why two condo owners in the same building can need very different HO-6 limits. One might need $75,000 in walls-in coverage (the coverage for everything inside your unit). The neighbor across the hall might need $200,000. Same building, same master policy, different upgrades inside each unit.

How much does condo insurance cost in Florida?

Based on Augustyniak Insurance Group's active Florida condo policies as of April 2026, the median HO-6 premium is $1,222 per year. Most unit owners fall between $806 and $1,740 annually. The cheapest policies are typically inland units in non-coastal counties. The most expensive are high-rise oceanfront units in Jacksonville Beach, Ponte Vedra, St. Augustine, and Fernandina.

Source: Augustyniak Insurance Group Florida HO-6 book of business, April 2026. Premium ranges vary based on building construction, county, coastal exposure, deductibles, and coverage limits.

What drives your condo insurance premium

Nine things move the price on your HO-6 policy more than anything else:

• Coastal distance.
  A condo in Ponte Vedra Beach, St. Augustine Beach, or Jacksonville Beach costs significantly more than one in Mandarin or Orange Park. Wind exposure drives rate.
• Building age and construction.
  Concrete block high-rises built after 2002 tend to rate better than older wood-frame townhome-style condos. Roof age on the master policy affects rate as well.
• Your unit's interior value.
  Higher-end finishes and more upgrades mean higher Coverage A, which raises premium. A unit with original developer finishes costs less to insure than one with a custom renovation.
• Coverage A (walls-in) limit.
  The higher your walls-in coverage, the higher your premium. Most Florida condos need Coverage A sized somewhere between $75,000 and $250,000 depending on unit finish and size, though renovated or oceanfront units can run higher.
• Hurricane deductible.
  Most Florida HO-6 policies carry a 2% hurricane deductible. Choosing 5% or 10% lowers premium but raises out-of-pocket cost if a named storm hits.
• Loss assessment limit.
  Florida law requires $2,000 minimum, but buying up to $25,000 or $50,000 adds only a small premium on most carriers.
• Rental use.
  Owner-occupied units price better than long-term rentals. Short-term rentals can typically be written with specific carriers and endorsements, but the options are narrower and pricing runs higher. Tell your agent how the unit is used so the policy matches.
• Claims history.
  A water damage claim in the last 5 years can narrow your carrier options. Two claims can eliminate most of them.
• Credit-based insurance score.
  Florida allows insurers to use this as a rating factor. It can meaningfully shift the rate a carrier offers.

Who insures what in Florida condos: the association vs. you

Every Florida condo has two insurance policies. One belongs to the association. One belongs to you. Where the two policies meet is set by Florida law. Your bylaws can't change the split set by Florida law, but they do affect how claims, deductibles, and assessments get handled in practice.

What the association's master policy covers

Florida Statute 718.111 requires every condo association to insure the building as it was first built, plus any alterations the association has taken on. By law, the association has to insure the building based on a replacement cost appraisal, updated at least every three years.

In plain terms, the association's policy is required to cover:

• The building exterior.
  Roof, exterior walls, foundation, windows and sliding doors installed when the building was first built.
• Common areas.
  Hallways, elevators, stairwells, lobbies, pools, clubhouses, parking structures, landscaping.
• The building's mechanical systems.
  Plumbing mains, shared HVAC, elevator systems, and original building infrastructure.
• Limited common elements.
  Areas that serve more than one unit, like shared balconies or entryways, depending on the declaration.

What you cover with your HO-6

Florida law lists what the master policy can't cover — and those items are yours to insure.

Under your HO-6, you're responsible for:

• Floor coverings, wall coverings, and ceiling coverings.
  Carpet, tile, vinyl, hardwood, paint, wallpaper, ceiling texture, crown molding. Note: the drywall itself is the association's responsibility. The finishes on top of it (paint, wallpaper, texture) are yours.
• Electrical fixtures inside the unit.
  Light fixtures, ceiling fans, exhaust fans, dimmer switches, outlets you've replaced.
• Appliances.
  Range, refrigerator, dishwasher, built-in microwave, garbage disposal, washer and dryer.
• Air conditioning and heating equipment serving the unit.
  Your interior air handler and condenser if it serves only your unit.
• Water heaters and water filters.
  If they're yours alone and not shared building infrastructure.
• Built-in cabinets and countertops.
  Kitchen cabinets, bathroom vanities, laundry cabinets, countertops.
• Window treatments, including curtains, drapes, blinds, and hardware.
  Anything covering the window, inside the unit.
• Any alteration or improvement you made after the original build.
  New walls, new bathtubs, new sinks, custom closets, interior shutters, upgraded fixtures.
• Your personal property.
  Everything you'd pack into a moving truck: furniture, clothing, electronics, kitchenware, artwork, jewelry.

How this actually plays out in a real claim

Water damage is one of the most common condo losses. How the claim gets handled depends on how the damage started.

Scenario 1: a pipe fails from material failure or age

A pipe in the unit above you fails because of a manufacturing defect, age, or sudden material failure. The owner didn't cause it and didn't ignore a warning sign. Water pours through your ceiling for hours before anyone notices. Your kitchen ceiling, floor, cabinets, and countertop are ruined. Your rugs, TV, and dishes are soaked.

This is typically not a liability claim. It's considered a sudden failure, not negligence. In that case, three policies can respond, each handling its own slice of the damage:

• The association's master policy.
  May pay for damage to the building itself, like the original drywall between units, structural elements, and shared systems. Subject to the master deductible and cause-of-loss terms.
• The upstairs owner's HO-6 policy.
  Covers the damage to their interior finishes and personal property, subject to their policy terms.
• Your HO-6 policy.
  Covers your interior finishes and personal property, subject to your policy's covered causes of loss and deductible.

Scenario 2: a sink, tub, or appliance is left running and overflows

The upstairs owner leaves a sink, bathtub, or dishwasher running and walks away. It overflows. Water runs for hours and soaks down through your ceiling. In most cases, this involves negligence, which changes which policies respond and in what order.

In this situation, three policies can come into play:

• The upstairs owner's HO-6 liability coverage.
  Their actions caused the damage, so their liability coverage may apply.
• The association's master policy.
  May still respond for damage to the building itself (original drywall, structural elements, shared systems), subject to the master deductible.
• Your HO-6 policy.
  Covers your interior finishes and personal property, subject to your policy's covered causes of loss and deductible.

If all three policies are properly structured and sized, most of the damage typically gets paid, subject to policy terms, deductibles, and the facts of the loss. If one is missing or underinsured, someone pays more out of pocket. Usually the unit owner who got the water damage. That's why these policies have to be understood together, not one at a time.

Why two condos in the same building can need different HO-6 limits

In Florida, the split between what the master policy covers and what your HO-6 covers is set by state law. It's the same rule for every residential condo in the state. So if the law sets it, why do HO-6 coverage amounts vary so much from unit to unit?

Because what's actually inside your unit varies.

The master policy has to rebuild the building as originally installed, of like kind and quality. Everything you've added or upgraded since the developer handed you the keys is on your HO-6. That's where the differences show up.

In Florida, the insurance split between the association and you comes from state law, not from your building's specific documents. Your association's documents and master policy affect how claims, deductibles, and assessments get handled in practice, but they don't change the split set by law.

Not sure which your unit looks like? Get a quick condo quote and we'll size Coverage A to what your unit actually needs.

Loss Assessment: The Coverage Most Florida Condo Owners Don't Think About (Until It Matters)

Florida law requires every condo owner to carry at least $2,000 in loss assessment coverage on their HO-6 policy. That's the default. It's what most people have.

The issue is, in real-world Florida claims, $2,000 often doesn't go very far. After major storms, we've seen condo associations issue special assessments ranging from a few thousand dollars to tens of thousands per unit. It depends on the building, the damage, and how the master policy is structured.

How this actually works

A loss assessment usually shows up like this:

• There's a covered loss to the building
• The association files a claim
• The policy doesn't cover everything, or there's a large deductible
• The remaining cost gets split between unit owners

And now you get a bill.

Your HO-6 policy is designed to help cover your share of that bill, up to your limit and based on how your policy is written.

A quick example

Say a hurricane hits your building. There's $1,000,000 in damage that isn't covered by the master policy. The building has 40 units. Your share is $25,000.

That's not a theoretical scenario. That's the kind of thing we've seen happen.

Loss assessment coverage is what steps in there, assuming it applies and you have enough of it.

What about the deductible? This is where it gets tricky

This is the part almost nobody explains clearly.

A lot of Florida condo buildings have large hurricane deductibles on the master policy. After a claim, that deductible can be divided up and passed to unit owners. So naturally, the question is: "Will my HO-6 cover that?"

Sometimes, yes. But not always. And even when it does, there are limits. Here's what has to line up:

• The loss itself has to be covered
• The association has to pass the cost to unit owners
• Your HO-6 policy has to allow for it

And then there's the part most people miss: many policies cap how much they'll pay specifically toward deductible-related assessments.

So you might have $25,000 in total loss assessment coverage, but only $1,000 or $2,000 that actually applies to the deductible portion. That surprises people. Increasing your limit doesn't always mean you're fully covered for the building's deductible.

What this coverage does not do

Loss assessment is helpful, but it's not a catch-all. It's meant for insurance-related losses, not general building expenses. It typically won't cover things like:

• Flood-related assessments
• Routine maintenance or reserve shortages
• Long-term wear and tear
• Projects or repairs that aren't tied to a covered loss

What this means for you

Here's the takeaway:

• That $2,000 default limit may not match your real risk
• Increasing your limit is usually inexpensive and often worth looking at
• Deductible-related assessments are often capped, even on higher-limit policies
• The details can vary quite a bit depending on the carrier

That's why we don't just look at price. We look at how your building is set up, how the deductible works, and how your HO-6 would actually respond in a real claim. This is one of those coverages that either makes a lot of sense, or doesn't do what you thought it would. Ask your agent about options to increase.

Condo insurance carriers we compare in Florida

Writing condo insurance in Florida is different from writing homeowners insurance. Some national brands that write Florida homeowners don't write Florida HO-6 at all. We shop your condo across 26 Florida carriers on every quote. Below are some of the most common ones we place condo business with.

How much Coverage A should your Florida condo have?

This is the single most-asked question on every condo insurance call we take. And it's the one question where only you can give the final answer.

For a single-family home, insurance companies run a cost estimator (often called an RCE, or replacement cost estimator) that plugs in square footage, year built, and construction type to calculate dwelling coverage.

The same tools can estimate Coverage A for a condo unit, and we run them when we write condo policies. The difference with a condo is how much the final number depends on your input about what's actually inside your unit.

Condo interiors vary too much for the tool to do it alone. A one-bedroom with original 1990s developer finishes is not the same as a fully renovated three-bedroom with imported tile, custom cabinets, quartz counters, and upgraded bathrooms.

The first might need $60,000 in Coverage A. The second might need $250,000. The difference is what you've added since the day you bought, and only you can describe that accurately.

Oceanfront and renovated units in Ponte Vedra, Jacksonville Beach, Atlantic Beach, and Neptune Beach regularly need $250,000 or more once you factor in custom cabinetry, imported tile, high-end appliances, and upgraded fixtures.

Two units in the same building can need completely different coverage. The goal isn't to hit an exact number. It's to be in the right range so you're not short if something major happens.

Walk your unit: what to add up

Take your phone or a clipboard and estimate the current replacement cost of each of the following. These are typical Florida installation ranges in 2026, but your actual number depends entirely on your specific finishes and upgrades:

• Flooring throughout.
  Carpet, tile, laminate, hardwood. Figure $6 to $15 per square foot installed for mid-range, $20 or more for premium. Exotic hardwoods or imported tile can run higher.
• Interior paint, wallpaper, ceiling finishes.
  Ceiling texture, crown molding, wainscoting, decorative ceiling work.
• Kitchen cabinets and countertops.
  Often the single biggest line item. A full kitchen replacement in 2026 typically runs $15,000 to $60,000 depending on finish. Custom or imported work can run well above that.
• Kitchen appliances.
  Range, refrigerator, built-in microwave, dishwasher, disposal. High-end built-ins like Sub-Zero or Wolf are significantly more.
• Bathroom cabinets, sinks, toilets, tubs.
  Any upgrade from developer original is your responsibility.
• All interior light fixtures and ceiling fans.
  Count every one. Chandeliers and designer fixtures add up fast.
• Window treatments.
  Plantation shutters, custom blinds, motorized shades can easily run $5,000 to $15,000 in a larger unit.
• Water heater, HVAC equipment serving your unit.
  If it only serves your unit, it's yours.
• Any walls, doors, or structural alterations you added.
  A custom closet system, a new bathroom, a built-in bar, converted space.

Add the total. That's your starting floor for Coverage A. Most Florida unit owners underestimate this number by 30 to 50 percent when they guess without going through the list.

When to review your condo insurance policy

Most condo policies renew once a year without anyone looking at them. That's how owners end up overinsured, underinsured, or stuck with a carrier that stopped being competitive three renewals ago. Review your HO-6 when any of the following happens:

• Your renewal premium jumps more than 10%.
  This is the single most common reason to shop. Florida condo rates have moved unevenly since 2022, and the carrier that was cheapest two years ago may not be today.
• You finish a major renovation inside the unit.
  New kitchen, new bathroom, new flooring throughout. Your Coverage A needs to go up to reflect the new replacement cost.
• Your association changes its documents.
  Changes in how your building handles repairs, assessments, or deductibles can affect your HO-6 limits. Bring us a copy of your updated master policy or governing documents for review.
• Your association files a major claim or gets a big assessment.
  A post-hurricane assessment should trigger a conversation about raising your loss assessment coverage.
• You start renting the unit out.
  Moving from owner-occupied to long-term rental to short-term rental changes everything about how the policy gets written.
• Your mortgage company sends you a letter about your coverage.
  Most lender letters are about the Coverage A limit. Don't just raise it to satisfy them. Quote first.
• Your credit situation has improved significantly.
  Florida allows credit-based insurance scoring. A higher score may unlock a better rate.

Condo insurance in Florida: common questions

Susan Augustyniak, CIC

Vice President, Augustyniak Insurance Group

Certified Insurance Counselor with 25+ years in Florida insurance. Florida 2-20 General Lines Agent. Former Nationwide commercial underwriter, claims adjuster, and large loss adjuster. Our team helps Florida condo owners compare coverage across 26 carriers and find the right fit for their unit. Last updated: April 16, 2026.