Condo Master Policy vs. HO-6: Who Covers What in Jacksonville and St. Augustine

A condo master policy, bought by the association, insures the building structure and common elements, while an HO-6 policy, bought by the unit owner, covers personal property, the interior items Florida assigns to the owner (floor, wall and ceiling coverings, appliances, cabinets and countertops, and window treatments under FS 718.111(11)(f)), personal liability and loss assessments. You still need an HO-6 when the association carries a master policy, because the master policy's deductible and any loss above its limits are common expenses assessed to owners (FS 718.111(11)(j)), and Fannie Mae requires the owner's policy whenever the master carries a per-unit deductible. In Jacksonville and St. Augustine the 2026 numbers moved in opposite directions: Citizens cut HO-6 rates an average of 10.4% statewide (12.9% to 14.9% across the five Northeast Florida counties) while raising condo-association rates 7.7% and 14.1%, all effective July 1, 2026.

See where the condo master policy ends and the HO-6 begins under FS 718.111(11)(f), plus the 2026 Citizens HO-6 rate cut and Northeast Florida lender rules.

Where the master policy stops in Jacksonville and St. Augustine

The line between the association's policy and the unit owner's HO-6 is drawn by statute; what changed in 2026 is the price of the owner's side and what lenders demand at the closing table.

The statutory line, and the 2026 numbers around it

FS 718.111(11)(f) puts floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters and filters, built-in cabinets and countertops and window treatments inside the unit on the owner's policy. Everything else the association insures.

  • Citizens' HO-6 unit-owner rates fell an average of 10.4% statewide under the 2026 rates approved in March, effective July 1, 2026 for new policies and at renewal for existing ones, while its condo-association rates rose 7.7% (multiperil) and 14.1% (wind-only). Approved HO-6 changes for Duval, St. Johns, Clay, Nassau and Flagler run from -12.9% to -14.9%. The owner's side got cheaper; the association's side in Citizens got dearer.
  • Every HO-6 must carry at least $2,000 of loss assessment coverage (FS 627.714), and Citizens lists that limit as one it will not increase; the share of an assessment that comes from the master policy's deductible is separately sub-limited on standard forms.
  • When the master policy carries a per-unit deductible, Fannie Mae requires the borrower to hold an HO-6 (Selling Guide B7-3-03), so in a fast-selling county like St. Johns the owner's policy is a closing document as much as an insurance decision.
  • Deductibles and damage above the master policy's limits are a common expense of the condominium (FS 718.111(11)(j)) unless the association has voted to opt out (FS 718.111(11)(k)); that vote is what decides whether a Jacksonville owner's HO-6 or the association's budget absorbs the first dollars of a hurricane.

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Frequently Asked Questions

Did condo unit-owner insurance get cheaper in Northeast Florida in 2026?

In Citizens, yes: the 2026 rates approved in March cut HO-6 premiums an average of 10.4% statewide, effective July 1, 2026 for new policies and at renewal for existing ones. The association's side went the other way, with Citizens condo-association rates up 7.7% (multiperil) and 14.1% (wind-only) on the same date. Private-market HO-6 pricing varies by carrier; the statutory line between the two policies (FS 718.111(11)(f)) did not move.

What is the difference between a condo master policy and an HO-6 policy?

A condo master policy (also called a master insurance policy) is purchased by the condominium association and covers the building structure, common elements, and shared areas. An HO-6 policy is purchased by individual unit owners and covers personal property, unit improvements, personal liability, and loss assessment coverage. The master policy protects the building; the HO-6 protects what is inside your unit and your personal financial exposure.

What does 'bare walls' vs. 'all-in' coverage mean for a condo master policy?

These terms describe how much of each individual unit the master policy covers. A 'bare walls' (also called 'studs-out') policy covers only the building structure — exterior walls, roof, foundation, and common areas — but not fixtures, flooring, or finishes inside units. An 'all-in' (also called 'single entity') policy covers everything as originally built by the developer, including interior walls, flooring, cabinets, and built-in appliances. Your association's governing documents specify which type of coverage is required.

Do I need an HO-6 policy if my condo association has a master policy?

Yes. The association's master policy does not cover your personal belongings, any improvements or upgrades you made to your unit, your personal liability if someone is injured in your unit, or your share of the association's deductible. An HO-6 policy fills these gaps. Most mortgage lenders also require unit owners to carry an HO-6 policy.

Who pays the master policy deductible when there is a claim?

Under FS 718.111(11)(j), the master policy's deductible and any loss above its limits are a common expense of the condominium, shared by every owner, unless the association has voted to opt out under (11)(k); a claim that originates inside a unit can be charged back to that owner where the governing documents allow it. On Northeast Florida buildings the hurricane deductible is a percentage of the building limit on the commercial residential form, so on a large building it runs to six or seven figures, which is why lenders now cap it at 5% of coverage and $50,000 per unit for financed buildings. A unit owner's HO-6 loss assessment coverage helps with the owner's share, but the deductible-driven portion is sub-limited on standard forms.

What happens if there is a gap between the master policy and my HO-6 coverage?

Coverage gaps are one of the most expensive mistakes in condo insurance. If the master policy is 'bare walls' but you assume it covers your original fixtures, you could face tens of thousands of dollars in uninsured losses. The solution is to read your association's governing documents to understand exactly what the master policy covers, then make sure your HO-6 policy picks up where the master policy stops. An experienced insurance broker can review both policies to identify and close any gaps.

How much HO-6 coverage do I need as a Florida condo owner?

Three numbers drive it: the replacement cost of what Florida assigns to you inside the unit under FS 718.111(11)(f) (floor, wall and ceiling coverings, appliances, cabinets and countertops, window treatments), the value of your personal property, and your exposure to the association's deductible and assessments. Coverage A should be sized from a room-by-room rebuild estimate, not the developer's original finish level, and contents from an inventory. Loss assessment coverage is required at $2,000 (FS 627.714), Citizens will not raise it, and the deductible-driven share is sub-limited on standard forms, so ask which private carriers offer more and read the sub-limit before relying on it. Fannie Mae requires the HO-6 whenever the master policy carries a per-unit deductible.

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