Condo Special Assessment Calculator (Florida)

A Florida condo special assessment is what unit owners pay when a loss lands outside the master policy: its hurricane deductible, damage above its limit, or an excluded peril such as flood, all of which are common expenses shared by every owner under FS 718.111(11)(j). This calculator turns the building limit, the deductible percentage and your share into the dollar figure your unit would owe, then subtracts what your HO-6 loss assessment coverage actually pays: at least $2,000 by law, exactly $2,000 with Citizens, and up to $10,000 on the private policies we place. In Jacksonville and St. Augustine, where Citizens raised condo-association rates 7.7% and 14.1% on July 1, 2026, the deductible the board chooses at renewal is the number that moves your result.

Florida condo special assessment calculator: see your unit's share of a hurricane deductible or underinsured loss and what your HO-6 loss assessment limit pays.

How the calculator works

Three losses produce a special assessment, and the calculator prices each one. A hurricane-deductible assessment is the building limit times the deductible percentage, less any association funds the board applies, divided among owners in the proportions set by the declaration. An underinsured total loss adds the gap between the appraisal's replacement cost and the policy limit. A loss the master policy excludes, such as the association's flood deductible, is assessed in full. Your HO-6 loss assessment coverage is then applied with two rules from the policy and the statute: it responds only to a loss of a type your own policy covers, and on the standard form the part of an assessment caused by the association's deductible is capped at $1,000. What is left is the cash your household would need, and the deductible table shows how much of it the board could remove at renewal.

Worked example: a 48-unit building insured for $12 million

Equal shares, no association funds applied, an HO-6 with a $10,000 loss assessment limit on the standard form. The deductible percentage is the board's choice; the per-unit column is the owner's.

Hurricane deductible	Building deductible	Per-unit share	HO-6 pays	Uninsured per unit
2%	$240,000	$5,000	$1,000	$4,000
3%	$360,000	$7,500	$1,000	$6,500
5%	$600,000	$12,500	$1,000	$11,500
10%	$1,200,000	$25,000	$1,000	$24,000

The HO-6 column applies the standard form's $1,000 cap on the part of an assessment caused by the association's deductible. Without that cap, a $10,000 limit pays up to $10,000 of the same assessment; a Citizens HO-6 pays $2,000 at most and the limit cannot be increased.

What an HO-6 loss assessment limit can and cannot do

Florida requires at least $2,000 of loss assessment coverage on every unit-owner policy for assessments arising from the same direct loss, with a deductible of no more than $250 (FS 627.714(1)); the limit that applies is the one in effect the day before the loss, and the coverage is excess over the association's own insurance (FS 627.714(2), (4)). Citizens' HO-6 form carries exactly $2,000 and offers no option to increase it. The private carriers we place typically offer $5,000 or $10,000 as the top option, and most standard forms separately cap the part of an assessment that comes from the association's deductible at $1,000. The coverage responds only to a loss of a type your own policy covers, so an assessment for the association's flood deductible, a reserve shortfall or a milestone repair is not insured at any limit. Buy the highest limit your carrier offers, hold cash for the difference the calculator shows, and put the board's deductible choice on the agenda.

Assessments in Jacksonville and St. Augustine buildings

The formula is statewide. The deductibles, the appraisals and the flood exposure behind Northeast Florida assessments are local, and so is the market a board renews into.

Jacksonville and Duval County

Citizens held only 5 condo-association multiperil policies in Duval County at December 31, 2025, so almost every Jacksonville board renews with a private carrier, and the deductible percentage on that policy is the first number in this calculator.

Master-policy deductibles above 5% of the coverage amount, or $50,000 per unit where the policy carries a per-unit deductible, fail Fannie Mae's project review (Selling Guide B7-3-03), which is why the calculator flags them and why financed unit sales stall in buildings that carry them.
The St. Johns River crested at a record 5.57 feet downtown during Irma in 2017; a riverfront association's flood deductible is assessed in full, and an HO-6 loss assessment limit pays nothing toward it. Jacksonville, Jacksonville Beach, Atlantic Beach and Neptune Beach hold CRS Class 6, a 20% discount on the association's federal flood policy.
Jacksonville Fire and Rescue is ISO Class 1, one of the reasons private carriers compete for Duval buildings; the leverage a board has at renewal is the deductible, the appraisal date and a deductible buy-back, not the premium alone.

St. Augustine and St. Johns County

Citizens held 3 wind-only condo-association policies in St. Johns County at December 31, 2025 and no multiperil ones; the county has grown 26.7% since 2020 and many of its buildings are newer, which changes the appraisal side of the math more than the deductible side.

Citizens raised condo-association rates 7.7% (multiperil) and 14.1% (wind-only) on July 1, 2026 while private carriers cut, so the 2026 renewal is the cycle to change a 5% deductible to a lower one rather than budget for the assessment it implies.
Matthew put up to 4 feet of water in the city of St. Augustine in October 2016; St. Augustine moved to CRS Class 4 on April 1, 2026 (a 30% discount on federal flood premiums), unincorporated St. Johns County is Class 5 (25%) and St. Augustine Beach is Class 8 (10%). The discount lowers the association's flood premium; it does not change what an owner is assessed for a flood deductible.
Every unit-owner policy must carry at least $2,000 of loss assessment coverage (FS 627.714), Citizens' HO-6 stops there, and the private policies we place offer up to $10,000; the rest of the number on this page is cash the owner holds or a deductible the board changes.

Guides

Data sources

Frequently Asked Questions

How is a condo special assessment calculated per unit in Florida?

The association totals what the master policy will not pay, its hurricane deductible, any damage above its limit and any excluded loss, subtracts whatever funds the board applies, and divides the rest among owners in the proportions set by the declaration, usually equal shares or a percentage tied to unit size. Under FS 718.111(11)(j) the deductible and the excess loss are common expenses of the condominium, so every owner pays a share whether or not their unit was damaged.

Does my HO-6 loss assessment coverage pay a hurricane-deductible assessment?

Only part of it. Florida requires at least $2,000 of loss assessment coverage (FS 627.714), Citizens' HO-6 carries exactly $2,000 with no option to increase it, and the private policies we place offer up to $10,000. Most standard forms also cap the part of an assessment caused by the association's deductible at $1,000, so on a $12,500 per-unit deductible assessment the policy commonly pays $1,000 and the owner covers the rest.

How much loss assessment coverage can I buy on a Florida HO-6?

The statutory minimum is $2,000 per direct loss with a deductible of no more than $250 (FS 627.714(1)). Citizens writes $2,000 and does not raise it. In the private market the highest option we see is $10,000; a $5,000 step is common. Whatever the limit, it is the one in effect the day before the loss (FS 627.714(2)), and it responds only to a loss of a type your own policy covers, which is why flood, reserve and milestone assessments are not insured at any limit.

Can the association decide that the deductible is not a common expense?

Yes, by vote. FS 718.111(11)(j) makes the master policy's deductible and any damage above its limits a common expense of the condominium, and FS 718.111(11)(k) lets the association opt out of that treatment by a majority of the total voting interests, in which case the declaration's allocation governs. Ask the board which applies before you size your reserve.

What deductible can a condo master policy carry without hurting unit sales?

For financed sales, Fannie Mae's project standards allow a master-policy deductible of no more than 5% of the coverage amount, and no more than $50,000 per unit where the policy carries a per-unit deductible (Selling Guide B7-3-03). A 10% hurricane deductible is common in Florida placements and fails that review, which is why the calculator flags it.

Does the calculator cover a flood deductible or a flood loss?

It shows the assessment, and it shows the HO-6 paying nothing toward it. Loss assessment coverage responds only to a loss of a type your own policy covers (FS 627.714(1)), and a unit-owner policy excludes flood. The association's federal flood policy (RCBAP) has its own deductible and limits, and a common-element flood loss above them is assessed to owners; a separate unit-owner flood policy is the only coverage that reaches it.

What can a board do to shrink the assessment the calculator shows?

Three things at renewal: choose a lower percentage deductible where the market offers one, buy a deductible buy-back policy that pays part of the deductible, and keep the replacement-cost appraisal current so the limit matches the building (FS 718.111(11)(a) requires it at least every 3 years). In Jacksonville and St. Augustine the private market cut condo-association rates in 2026 while Citizens raised them 7.7% and 14.1%, so the renewal is the moment to change the deductible rather than budget for the assessment.

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