Insurance at Surf Club: Master Policy vs. HO‑6 Explained

Oceanfront living at Surf Club is hard to beat, but condo insurance here works differently than a single-family home. You want to know where the association’s master policy stops and where your HO-6 should start so you are not surprised after a storm. In this guide you will learn how Florida law shapes coverage, what master policy type your building might use, how HO-6 and flood insurance fit in, and the exact documents to request before you buy or renew. Let’s dive in.

What the master policy covers in Florida

Florida’s Condominium Act requires associations to maintain property insurance on condominium property as originally installed or replacement of like kind and quality, while excluding certain items inside units. The exclusions typically include personal property, floor, wall, and ceiling coverings, appliances, built-in cabinets and countertops, and window treatments. The association’s deductible and damage in excess of coverage may be treated as a common expense in many situations. You can review the framework in Florida’s Condominium Act, Chapter 718.

How your declaration sets the line

Your Declaration of Condominium defines the legal boundary of the unit and what the association must insure. Those recorded documents control, even as policies renew or carriers change. Ask the association or property manager for the Declaration and the current master policy declarations page, or check the Surf Club documents page for posted materials.

Coastal reality at Surf Club

Surf Club sits on the coast, so wind, hurricane, and flood exposure are part of ownership. Flood is handled separately from standard property insurance. Many condo buildings carry a flood master policy called the RCBAP under the NFIP. Learn what an RCBAP covers in FEMA’s overview of the Residential Condominium Building Association Policy.

Master policy types at a glance

Industry sources describe three common master policy structures that determine how much of your interior the association insures. You can see clear definitions in this condo insurance guide to master policy types.

• Bare-walls: Covers the building shell and common elements, not most interior finishes or fixtures inside units. Owners insure flooring, cabinets, built-ins, and appliances.
• Single-entity or walls-in: Covers the building and interior components as originally installed. Later upgrades are usually on the owner.
• All-in: Covers building, common elements, and usually unit interiors including improvements, subject to policy language. Personal property and personal liability remain owner responsibilities.

What your HO-6 should cover

Your HO-6 fills the gaps left by the master policy. A typical condo policy includes the pieces below, with limits tailored to your building and unit finishes. For a plain-English overview, review this consumer guide to condo insurance.

• Dwelling or building property coverage for interior finishes and improvements you are responsible for
• Personal property coverage for contents like furniture and electronics
• Personal liability and medical payments
• Loss of use if your unit is uninhabitable after a covered loss
• Loss assessment coverage to help pay your share of a master policy deductible or uninsured loss assessed by the association

Florida HO-6 policies often include a separate hurricane deductible that is a percentage of the dwelling coverage amount. That can create large out-of-pocket exposure if your association’s hurricane deductible is assessed to owners. Ask your agent how percentage deductibles work and how to size loss assessment coverage, then confirm with the association’s COI. See a Florida-focused explanation of hurricane deductibles in this HO-6 guide for Florida owners.

Flood coverage for Surf Club buildings

Standard master policies and HO-6 policies exclude flood. Many condo associations buy the NFIP’s RCBAP, which insures the building for flood up to program limits, including special coinsurance rules. Start with FEMA’s RCBAP summary.

If the association lacks an RCBAP or its limits are not sufficient for lender requirements, your lender may require you to carry an individual NFIP or private flood policy. See how lenders evaluate condo flood coverage in this RCBAP guidance for condo owners and lenders. Always request the association’s flood COI and verify coverage and limits for your specific building and unit.

Deductibles, assessments, and who pays

After an insurable loss, Florida law addresses reconstruction obligations and how deductibles may be handled. In many cases the association’s deductible can be treated as a common expense, unless a specific owner is responsible under the declaration or statute. Review the statutory framework in Chapter 718 of the Florida Statutes. To protect yourself, consider loss assessment coverage on your HO-6 sized to the association’s stated deductibles.

Your Surf Club insurance checklist

Documents to request

• Declaration of Condominium and all amendments that define unit boundaries and insurance obligations
• Association bylaws and rules that spell out insurance requirements for owners
• Current master policy declarations page and Certificate of Insurance for property, including hurricane and all-peril deductibles
• Proof of flood coverage, such as the RCBAP or other master flood policy, including limits and coinsurance
• Recent board minutes or resolutions related to insurance program changes

Questions to ask the board or manager

• Which master policy type do we carry: bare-walls, single-entity, or all-in? Please provide the declarations page that defines it.
• What are the hurricane and all-peril deductibles, and how are they assessed to owners?
• Do we carry an RCBAP or private flood policy? What are the building limits and any per-unit allocations?
• Do you require owners to carry HO-6 policies with certain minimums, such as liability or loss assessment limits?
• Have there been insurance changes in the last 3 to 5 years, such as higher deductibles or a shift in master policy type?

Right-size your coverage in three steps

1. Confirm the master policy. Get the declarations page to understand what the association insures and the deductibles in place.
2. Match your HO-6 to your exposure. Set dwelling limits for interior finishes and upgrades, choose loss assessment limits that match the master deductible risk, and confirm hurricane deductibles.
3. Address flood. Verify whether an RCBAP is in place and adequate. If not, budget for an individual NFIP or private flood policy for building and, if needed, contents.

Ready to move forward

Insurance is part of buying and owning at Surf Club, and clear answers upfront will save you time and stress. If you want help sourcing documents, coordinating with your insurance agent, or evaluating a specific Surf Club building during due diligence, reach out. We know the associations, the coastal risks, and the questions that matter.

For tailored guidance on Surf Club condos and other coastal properties in Palm Coast, connect with Goodman Group Luxury Real Estate.

FAQs

What is the difference between the Surf Club master policy and my HO-6?

• The master policy insures the building and common elements as defined by the declaration, while your HO-6 insures your interior responsibilities, personal property, liability, loss of use, and often loss assessment.

Does the Surf Club master policy include flood insurance?

• Flood is typically excluded from standard property policies; many condo buildings buy an NFIP RCBAP for flood, so ask the association for its flood COI and verify limits using FEMA’s RCBAP overview.

How much loss assessment coverage should I carry on my HO-6?

• Size it to match your share of the association’s likely deductible and any uninsured losses; start by getting the master policy deductibles and review typical HO-6 options in this condo insurance guide.

Are my interior upgrades covered by the association at Surf Club?

• It depends on the master policy type: single-entity usually covers original fixtures, while all-in may cover improvements; confirm your building’s approach and review definitions in this master policy explainer.

Who pays the deductible after hurricane damage in a Florida condo?

• Florida law allows the association’s deductible to be treated as a common expense in many cases, unless a specific owner is responsible under the declaration; see the framework in Florida Statutes, Chapter 718.