Meta Description: Florida condo owners—who pays when common areas like pipes or ceilings are damaged? Learn how insurance responsibilities are divided and when to call a Public Adjuster.

Who Pays for Condo Repairs in Florida? Understanding Insurance Responsibilities Between Unit Owners and Associations

When disaster strikes—be it from a hurricane, water damage, or a leaky AC unit—condo owners in Florida are often left asking: Who’s going to pay for this? If you've ever dealt with a broken pipe behind a wall, a cracked ceiling, or mold creeping in from a shared space, then you know just how murky insurance responsibilities can get inside a condo community.

This guide clears up the confusion around condo repairs and property insurance claims in Florida—especially who covers repairs depending on whether the damage started in your unit, a neighbor’s, or a shared area like the roof or plumbing system.

Let’s break it down with real-life insights, practical examples, and proactive tips to help you handle your next claim with confidence.

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What’s the Difference Between a Unit Owner’s Responsibility and the Condo Association’s?

Think of your condominium as a layered cake.

• Your unit is like your personal slice: the flooring, appliances, interior walls, and maybe even some of the plumbing.
• Common elements—hallways, roofs, shared HVAC systems—are like the cake layers and frosting everyone shares.
• Then there are limited common elements, which fall somewhere in between. Think balconies, shared plumbing inside walls, or air handler lines running between two floors. These can get real tricky in a claim.

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The Florida Condo Scenario: It’s Never “Just” a Drip

Let’s say you’re a condo owner in Clearwater. One summer afternoon, you notice water stains creeping along your ceiling. You don’t recall any spills or leaks in your unit. A licensed inspector traces the damage to a cracked cast iron pipe inside the shared wall—technically not inside your unit, but it’s affecting your space.

Here’s the kicker: The pipe is part of a limited common element, meaning it's used by your unit but technically maintained by the condo association. You file a claim thinking the association will handle it.

But surprise: the association says it’s your responsibility.

And your insurer? They tell you it’s the association’s problem.

Now you’re stuck in no man’s land.

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Florida’s Insurance Landscape for Condos

Here in Florida, the division of responsibility is typically outlined in two places:

1. Your condo association’s bylaws and master policy
2. Your individual HO6 condo insurance policy

The master policy often covers shared structures and sometimes even included items within units (like drywall or electrical wiring). Your HO6 policy fills in the gaps—and usually handles personal belongings and interior finishes.

But when damage comes from a limited common element—like a water line behind your wall that only services your kitchen—it becomes a gray area.

🎯 Public Adjuster Pro Tip: Always request a copy of your HOA’s master policy and bylaws so you understand what parts of the building are covered. This should be your first move after discovering damage.

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When the Association Pays

Typically, Florida condo associations are responsible if:

• Damage originates in common areas (like the roof or exterior wall)
• The fixture/system serves multiple units
• The association has a hazard insurance policy that includes the affected part
• The bylaws specify it as an association obligation

Example: A thunderstorm rips tiles from the roof in a Fort Lauderdale mid-rise building. Rain pours directly into the attic space and into the ceilings of four condos. The roof is a common element – the association’s master policy should cover it.

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When the Unit Owner Pays

You as the unit owner may be on the hook if:

• The damage occurs in your personal property (laminate floor, appliance, cabinetry)
• It originates within your unit boundaries
• It stems from a limited common element you are responsible for, per HOA rules

Example: A Sarasota condo owner installs a new washer hookup without proper waterproofing. The connection leaks and damages the subfloor. Because the leak came from that specific unit and the HOA doesn’t cover internal upgrades, the owner must file under their own HO6 policy—or pay out-of-pocket if denied.

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How Mold Complicates Everything in Florida

In Florida’s warm, wet climate, mold spreads fast—sometimes within 48 hours of water exposure. If it starts in a shared pipe—say a vertical stack between units—and mold spores spread to two or more condos, the question of who pays becomes even more complex.

And here's the double-whammy: Most condo insurance policies—including HOA master policies—have strict limitations or exclusions when it comes to mold remediation, often only kicking in if the mold stems from a covered peril like a sudden burst pipe.

🔥 Analogous Tip: Think of mold like smoke drifting through walls from a fire down the hall. Just because it started next door doesn’t mean it won’t stake a claim in your bedroom closet.

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Why Insurance Companies Love the Blame Game (And How to Avoid It)

Insurance carriers may use the "it's not our responsibility" line as a delay or denial tactic—making you bounce between your own HO6 insurer and the master policy carrier.

This is where a Public Adjuster in Florida becomes your MVP.

We investigate, document, and argue your case based on contracts, policy language, and structural realities. Unlike the insurance companies, we're on your side.

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Real Example: A Tampa Condo Claim Gone Sideways

A couple in Tampa experienced bubbling paint and soft drywall behind their shower. An inspection revealed a leaky pipe behind the unit wall—technically part of a shared riser for hot water.

• The HOA said it wasn’t their issue because the pipe “served only one unit.”
• The unit owner insurer denied the claim, citing external origin.

One of our public adjusters stepped in, reviewed the condo declarations, located the pipe on common plumbing schematics, and forced the master policy carrier to accept responsibility.

Bottom line: Having a pro can save you thousands in avoidable repair bills and denied claims.

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What To Do When You Spot Damage in Your Condo

Here’s your action plan when damage appears:

1. Take photos and videos immediately
2. Stop the source (call a plumber or roofer)
3. Notify BOTH your personal insurer and the condo association
4. Request documentation: Association bylaws, master policy, maintenance logs
5. Call a Public Adjuster in Florida before agreeing to any settlement or admitting fault

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Conclusion: Don’t Get Stuck in the Middle

Navigating condo insurance in Florida is kind of like being in a tug-of-war with no one holding the other end of the rope. Unit owners and HOAs often end up pointing fingers—and policyholders are the ones left footing the bill.

Whether it's a slow drip behind your kitchen cabinets or storm damage from a major hurricane, understanding who is responsible for what gives you critical leverage when filing your insurance claim.

And if your claim has already been denied or delayed? Don’t panic—but don’t go it alone either.

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Need Insurance Claim Help for Property Damage?

If you're dealing with roof leaks, mold, broken pipes, or denied condo claims, we're here for you. As a trusted Public Adjuster in Florida, we’ll handle the paperwork, push back on insurers, and fight for what you’re rightfully owed.

Don’t let the runaround cost you thousands. Call us today at [Insert Phone Number] for a free claim review.

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FAQ: Florida Condo Insurance and Repairs

Q1: What is a Public Adjuster and how do they help Florida condo owners?
A Public Adjuster represents the policyholder—not the insurance company. We help assess damage, file paperwork, and negotiate a better settlement on your behalf.

Q2: What’s the difference between a common element and a limited common element?
Common elements are shared by all residents—like roofs or elevators. Limited common elements are shared by fewer units or tied to a single unit (like a balcony or branch pipe).

Q3: Does my HO6 policy cover water damage from pipes inside walls?
It depends. If the pipe is behind the wall but serves multiple units, it may fall under the HOA's policy. If it's exclusive to your unit, your HO6 coverage may apply—depending on policy terms.

Q4: Can the condo association deny responsibility even if the damage came from a shared pipe?
Yes, and they often do. That’s why reviewing bylaws and involving a public adjuster early can make or break your claim.

Q5: What should I do if my insurance claim has already been denied?
Contact a Florida Public Adjuster immediately. Sometimes, denied claims can be overturned with proper evidence and advocacy.

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Reference: This article was inspired by a piece from Emily Cabadas. You can read the original post here.