Based on Steve Mason’s presentation at the Enumerate Virtual Summit
Too many HOA boards treat property insurance like a routine task—until a storm hits and they realize just how exposed they really are. It’s one of the most critical (and often overlooked) aspects of community association management.
With over 20 years of experience in association management, structural engineering, and insurance consulting, Steve Mason has seen firsthand the devastating impact hurricanes can have on communities—and how unprepared boards are often left scrambling. At the Enumerate Virtual Summit, he shared insights on the practical steps boards can take to better understand their insurance coverage, prepare for storms, and protect their communities from unnecessary financial risk.
For many boards and community managers, insurance can feel like a checkbox item. But in reality, it’s the safety net that protects everything they work so hard to build. Rising premiums, stricter requirements, and increasingly complex risks are making it harder than ever for associations to secure the necessary coverage. Here’s a closer look at what he shared.
Understanding Your Property Insurance Policy
Too often, community associations only realize the gaps in their windstorm policies until after a disaster. In Florida, associations are required by law to carry windstorm insurance sufficient to cover probable maximum loss from a 250-year storm, but that doesn’t mean everything is covered.
What you need to know:
- Know your windstorm deductible and how it’s set by your board – usually a % of the building’s insured value, not a flat rate.
- Understand Replacement Cost vs. Market Value – insurance is based on construction cost, not real estate prices.
- Update insurance appraisals – keep them updated every 36 months to ensure your Total Insurable Value (TIV) matches true rebuilding costs.
- Be aware of exclusions – like personal property inside units, appliances, and even cosmetic roof damage.
Why Pre-Condition Building Reports Matter
One of the top reasons hurricane claims are denied? Insurers argue damages were pre-existing or normal wear and tear. That’s where a Pre-Condition Building Report becomes your best defense. It sets a benchmark before storm season, documenting your property’s condition.
Benefits of a Pre-Condition Building Report:
- Document property’s condition before hurricane season.
- Identify hidden damage from previous storms.
- Confirm critical systems (roofing, windows, and balcony doors) are in good condition.
- Protect your association from claim denials tied to “pre-existing conditions.”
When high winds hit, boards that have these reports in place are far better positioned to prove that damages are storm related.
How to File a Hurricane Claim
When disaster strikes, the clock starts ticking. Missing filing deadlines is one of the most common, but avoidable, mistakes associations make. Across the U.S., timely filing of insurance claims is legally mandated in several states.
In Florida, for example, missing even one deadline can expose your association to unnecessary risk. For example, Florida Statute 627.70132, first enacted in 2011 and strengthened in a 2022 reform, now requires associations to:
- File a claim or reopen a claim within 1 year of the date of loss.
- File supplemental claims within 18 months.
These tightened timelines reflect a legislative effort to bring clarity and urgency to the process—making sure that once the damage occurs, there’s no room for delay. That’s why it’s so important for boards and community managers to review their own state’s laws and make sure they understand the timelines that apply.
Don’t Forget Flood Insurance
Flood coverage is another area where associations often underestimate their risk. Standard property policies typically exclude flood damage, leaving a dangerous coverage gap if your community is in a high-risk or coastal area. It’s critical to understand how flood insurance fits into your overall protection plan.
- NFIP policies cap payouts at $250,000 per unit on the first finished floor.
- Contents coverage varies and is often limited or excluded.
- Understand how your flood policy interacts with your property coverage to avoid gaps.
Alternate Dispute Resolution
Even with preparation, disputes happen. That’s where the Appraisal Clause comes in. This provision allows either the insurer or the insured to demand an independent, binding appraisal of damaged property if there’s disagreement on value.
Appraisal is not always mandatory, but it can be a faster, less expensive alternative to going to court. In many cases, it gives both sides a structured way to resolve disagreements without the legal costs, delays, and stress that litigation can bring. For associations, understanding when and how to use this and other dispute resolution tools can save significant time and money.
For a closer look at how boards can reduce liability and strengthen protections, check out our blog on best practices for HOA liabilities and protections.
Your Insurance Plan is Only as Good as Your Preparation
Insurance is your community’s safety net, but only if you understand the policies and prepare before disaster strikes. By reviewing windstorm coverage, commissioning pre-condition reports, filing claims correctly, and knowing their options in disputes, boards can safeguard both their property and their peace of mind.
Don’t wait for the next storm to expose your coverage gaps. Equip your board with the knowledge and tools to protect your property and your residents.
Want to dive deeper? Watch the full session recording from the Enumerate Virtual Summit for real-world examples, expert tips, and claim case studies.
