California HOA and condo association insurance quote

If your association's master policy was nonrenewed or came back much higher, the board has three jobs: keep coverage in force, protect the volunteer directors, and explain the change to owners. Start early, compare more than the premium, and confirm the liability limits still meet California's minimums. Burch Insurance Group reviews master policies for California boards and property managers and looks for available alternatives.

What boards are seeing at renewal

Recent reporting on Los Angeles associations found that most renewals with the same insurer have gone up in price since 2021, many added exclusions, and earthquake deductibles rose sharply. Some associations were moved to a surplus lines insurer. Your association may be different, but these are the terms to read closely, not only the premium.

Keep the limits that protect volunteer directors

Under California Civil Code section 5800, volunteer directors and officers are protected from personal liability beyond the association's insurance only when the association carries both general liability and directors and officers coverage at or above a minimum, among other conditions. The minimum is $500,000 of each for an association with 100 or fewer separate interests, and $1,000,000 of each for more than 100.

For example, a fictional 100-unit association needs at least $500,000 of each coverage. If it adds a 101st unit, the minimum becomes $1,000,000 of each. A quote that saves money by lowering either limit below the minimum can remove that protection. Your association's attorney can advise on how the statute applies to your board.

The FAIR Plan is now an option for more associations

The California FAIR Plan is the state's insurer of last resort. In 2025 it raised its commercial property limits to as much as $20 million per building and $100 million per location, an expansion aimed in part at homeowners associations that were losing coverage. Its coverage is narrower than a full master policy, so it usually fills a gap after other markets decline rather than replacing a complete program. Ask what it would not cover and how the association would insure the rest.

Earthquake coverage is a board decision owners will see

Master policies do not always include earthquake coverage. Whether the association buys it depends on the governing documents, the board's decision and the cost, often with a high percentage deductible. Each year, the association's budget report must summarize its property, general liability, earthquake, flood and fidelity policies, with the insurer, limits and deductibles. Owners will see the choice. Many can also buy their own unit earthquake coverage through a participating residential insurer.

What to send for a quote

• The association's legal name, addresses, number of units and renewal date
• The current master policy and the renewal offer or nonrenewal notice
• The insurance section of your CC&Rs, so we know what the association must insure
• A schedule of buildings with year built, construction, roof age and plumbing updates
• Loss history for the last five years, if available
• Current directors and officers, crime or fidelity, and umbrella policies

Questions California boards ask us

How early should we start? Ideally 90 to 120 days before renewal. A complete submission gives insurers time to respond and the board time to decide.

Our deductible went up. What does that mean for owners? Depending on your governing documents, owners may be responsible for part of a deductible. California's required insurance summary tells members this, so explain the change when you send it.

Can the FAIR Plan insure our whole association? Sometimes for the property portion, within its per-building and per-location limits. Liability and directors and officers coverage are separate decisions.

Do you work with property managers? Yes. Managers can send the documents and coordinate with the board.

Request a master policy quote

Request an HOA master policy quote, or call 612-712-6407. Include the renewal date and current policy if you have them. Keep the existing policy in force until replacement coverage is confirmed in writing. For more on comparing proposals, read our guide to the best HOA master policy.

Burch Insurance Group is licensed in California, License #4375165.