CONDO & TOWNHOME
ASSOCIATION INSURANCE
THE ASSOCIATION IS A LEGAL ENTITY — AND EVERY EXPOSURE IS ITS OWN.
Lobbies, hallways, parking structures, and grounds are the association's premises — and premises liability follows.
Assessments, enforcement, vendor contracts, and elections can all generate lawsuits against volunteer directors.
Collected dues and reserves are a target for embezzlement. Fidelity bonds guard the community's money.
Pools, fitness rooms, clubhouses, docks, and private roads each carry distinct exposures that need their own endorsements.
A condominium or townhome association is not a homeowner with a bigger building — it is a legal entity that holds title to common elements, employs staff or contractors, collects assessments, and carries fiduciary responsibility for every owner in the community. That entity needs its own insurance program: master property, general liability, directors and officers, fidelity bond, and the specialty coverages that match the community's amenities and exposures.
Kelly Insurance Group has built and placed community-association programs since 1881, including the hard-to-place, declined, and high-exposure associations other brokerages walk away from. We work with condominium associations, townhome associations, HOAs, POAs, housing cooperatives, and master-planned communities across the country.
DRAG TO SET YOUR COMMUNITY SIZE.
Move the slider to see how coverage needs scale with community complexity. A general illustration — not a quote or rating tool.
WHAT TYPE OF COMMUNITY ASSOCIATION?
Every association structure carries its own insurance requirements. Select your community type for coverage built around your governing documents.
ASSOCIATION COVERAGE PROGRAMS
The association's program is a coordinated set of coverages built around the community's structure, amenities, staff, and governing documents.
COMMUNITY AMENITY COVERAGE
DECLINED, NON-RENEWED & DISTRESSED ASSOCIATIONS
Aging buildings, litigation-heavy boards, coastal wind, construction-defect disputes, and prior water or mold losses push associations out of the standard market. Kelly Insurance Group was built for exactly these accounts.
FLORIDA CONDO & HOA INSURANCE
Florida's post-Surfside reforms, mandatory milestone inspections, structural reserve requirements, named-storm wind exposure, and a rapidly shifting carrier market demand a Florida-specific approach.
ASSOCIATION INSURANCE GUIDES
WHERE THE MASTER POLICY ENDS AND THE HO-6 BEGINS
The association's master policy protects what the association owns and governs — the building structure (in bare walls, single entity, or all-in form), common areas, shared mechanical and electrical systems, and the board's decisions. The unit owner's HO-6 policy picks up where the master stops: interior finishes, personal property, personal liability, and loss assessment. These two layers are designed to meet in the middle, but the meeting point depends entirely on the governing documents.
When the master policy is written too narrowly or the unit owner's HO-6 is too thin, gaps open that neither policy fills. A board that carries a bare-walls master while the CC&Rs obligate the association to insure original fixtures has created an uninsured layer that every owner absorbs during a claim. We review the governing documents alongside the master policy to confirm the handoff is clean. If you are a unit owner looking for personal luxury condo and townhome coverage, we handle that through our private client risk management practice.
HARD-TO-PLACE SPECIALISTS SINCE 1881
Kelly Insurance Group is a specialty brokerage built for the risks the standard market avoids. Community associations with aging buildings, open claims, coastal wind exposure, high-litigation boards, or construction-defect disputes during developer transition need a broker who knows where the specialty carriers sit and what underwriters need to see before they quote. We are not a volume agency running applications through a single carrier portal — we broker community-association programs across admitted and surplus-lines markets nationwide.
We operate from Pittsburgh, Los Angeles, and Detroit, placing programs for communities of every size. Our team includes specialists in property management E&O, flood, employment practices liability, umbrella and excess liability, and cyber — the lines that matter most to associations and their boards.
Pittsburgh, PA (HQ)
Los Angeles, CA
Detroit, MI
700 River Avenue, Pittsburgh, PA 15212
Master Property (Bare Walls / Single Entity / All-In)
General Liability
Directors & Officers
Fidelity & Crime Bonds
Umbrella & Excess Liability
Workers' Compensation
Equipment Breakdown
Cyber Liability
Flood (RCBAP)
Inland Marine
Ordinance or Law
Employment Practices Liability
Declined or non-renewed by another carrier? That is where Kelly Insurance Group starts. Specialty markets for distressed associations since 1881.
Condominiums, townhomes, HOAs, POAs, co-ops, master-planned communities, mixed-use, high-rise, garden-style, 55+, self-managed boards, developer-controlled, and condo conversions.
EVERY KIND OF COMMUNITY ASSOCIATION.
STRAIGHT ANSWERS ON ASSOCIATION COVERAGE.
WHAT IS THE DIFFERENCE BETWEEN CONDO ASSOCIATION INSURANCE AND UNIT OWNER INSURANCE?
Association insurance — the master policy — covers the building structure, common areas, and the board's liability as an entity. Unit owner insurance (HO-6) covers the owner's interior finishes, personal property, personal liability, and loss assessment. The two are designed to work together, and the dividing line is set by the governing documents.
WHAT COVERAGE DOES A CONDO OR TOWNHOME ASSOCIATION TYPICALLY NEED?
Most associations need master property, general liability, directors and officers, fidelity and crime, umbrella or excess liability, and workers' compensation if they have employees. Depending on amenities, they may also need equipment breakdown, cyber, inland marine, flood, and specialty coverages for pools, docks, fitness centers, or other community features.
WHAT IS A BARE WALLS, SINGLE ENTITY, OR ALL-IN MASTER PROPERTY POLICY?
These terms describe how far inside the unit the master policy reaches. Bare walls covers the structure to the unfinished interior surfaces. Single entity adds the original fixtures and installations as built by the developer. All-in covers everything inside the unit, including owner improvements. The correct form depends on the association's CC&Rs and bylaws.
DOES A HOMEOWNERS ASSOCIATION NEED DIRECTORS AND OFFICERS INSURANCE?
Volunteer board members can be personally sued over decisions about assessments, enforcement, vendor selection, and elections. D&O coverage defends the directors and officers against these claims and pays settlements or judgments. Most well-run associations carry it, and many governing documents require it.
WHAT IS A FIDELITY BOND AND DOES OUR ASSOCIATION NEED ONE?
A fidelity bond protects the association's funds against theft by a board member, property manager, or anyone with access to association money. Fannie Mae, Freddie Mac, and FHA all require fidelity bonds for condo project approval, typically equal to at least three months of assessments plus reserves.
WHY WAS OUR CONDO OR HOA ASSOCIATION DECLINED OR NON-RENEWED?
Common reasons include aging roofs or building systems, prior water or mold losses, open litigation against the board, coastal wind exposure, construction-defect claims during developer transition, and a history of frequent claims. As a hard-to-place specialty brokerage, Kelly Insurance Group works with surplus-lines and specialty carriers that write distressed associations the standard market has left.
WHAT ARE THE FANNIE MAE AND FREDDIE MAC INSURANCE REQUIREMENTS FOR CONDO ASSOCIATIONS?
To maintain warrantable status, the association must carry master property coverage equal to full replacement cost, general liability of at least one million per occurrence, fidelity bond coverage, and flood insurance if any part of the project is in a flood zone. Specific thresholds and additional requirements apply by project type and size.
HOW MUCH DOES HOA OR CONDO ASSOCIATION INSURANCE COST?
Premiums vary by building age, construction type, total insured values, location, claims history, amenities, and the association's reserve health. Coastal and high-rise communities pay more than inland garden-style projects. Every association's risk profile is different — contact Kelly Insurance Group for a quote based on your community's specific details.
INSURE THE ASSOCIATION LIKE THE ENTITY IT IS.
Kelly Insurance Group has placed specialty programs for community associations since 1881. Start with a conversation or the form above.
The availability of coverage and eligibility for coverage can depend on numerous factors. We cannot guarantee that all customers, individuals, and businesses looking for coverage will be successful in these efforts when contacting our team. All policy coverages and terms need to be fully reviewed by the respective consumer to ensure the coverage asked for is what is specifically being quoted or provided by any insurance policy. Insurance Policies, Coverage Changes, and their terms and conditions are not bound or altered until written confirmation is provided by one of our licensed team members or underwriters. This page does not offer legal advice, legal opinions, or policy interpretations. Rather, this page is meant as a resource to help provide customers and insurance consumers with additional considerations that may help in their insurance buying or pursuit of insurance information. Kelly Insurance Group does not employ or direct attorneys.
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Disclaimer: Coverage availability and eligibility may depend on underwriting review, carrier guidelines, policy terms, state requirements, business operations, risk characteristics, and other information provided during the application or quoting process. Kelly Insurance Group cannot guarantee that every individual, customer, organization, or business seeking coverage will qualify for, receive, or successfully place insurance coverage. All policy coverages, exclusions, conditions, limits, endorsements, and terms should be carefully reviewed by the consumer, insured, or applicant to confirm that the coverage requested is the coverage being quoted, offered, or provided. Insurance coverage, policy changes, endorsements, cancellations, and other policy terms are not bound, changed, confirmed, or altered unless and until written confirmation is provided by a licensed Kelly Insurance Group team member, the applicable insurance carrier, or an authorized underwriter. This page is provided for general informational purposes only and does not provide legal advice, legal opinions, insurance coverage opinions, or policy interpretations.