Texas HOA and condo master policy insurance quotes

Burch Insurance Group quotes master policies for Texas condominium and townhome associations: the building and common-area property policy, general liability and the deductibles the board has to explain to owners. If your renewal came back higher, nonrenewed or with a new wind and hail deductible, send it to us before the board votes. Licensed in Texas.

What Texas law asks a condo association to carry

Under Texas Property Code section 82.111, a condominium association governed by Chapter 82 must keep, to the extent reasonably available, property insurance on the insurable common elements for at least 80% of replacement cost or actual cash value, and commercial general liability insurance, including medical payments, in an amount set by the board but no less than the declaration requires. If a building has units with horizontal boundaries described in the declaration, the property policy must include the units, though not improvements and betterments owners installed themselves. If coverage is not reasonably available, the association must notify owners and lienholders.

Who pays the deductible

The board may choose commercially reasonable deductibles. If damage costs less than the deductible, whoever would be responsible for the repair without insurance pays. Above the deductible, the dedicatory instruments decide; if they are silent, the board can decide by recorded resolution, otherwise it is a common expense. If an owner, or the owner's guest, caused the damage, the association may assess the deductible to that owner (section 82.111(j) to (l)). Boards should know this before raising a wind and hail deductible.

Coastal buildings and TWIA

The Texas Windstorm Insurance Association (TWIA) is the insurer of last resort for wind and hail in the 14 first-tier coastal counties: Aransas, Brazoria, Calhoun, Cameron, Chambers, Galveston, Jefferson, Kenedy, Kleberg, Matagorda, Nueces, Refugio, San Patricio and Willacy. It also writes in parts of Harris County east of State Highway 146, in Pasadena, Morgan's Point, Shoreacres, Seabrook and La Porte. TWIA writes commercial buildings, townhouses and condominiums. To qualify, a building generally needs a windstorm certificate of compliance (WPI-8) showing it was built to the codes the Texas Department of Insurance adopted, including re-roofs, and the applicant must have been declined by at least one regular insurer. Have your WPI-8 certificates ready when you ask for a coastal quote. Our guide to Texas commercial building insurance covers TWIA limits and deductibles in more detail.

What to send for a quote

• Current declarations page and renewal offer
• The insurance section of the association's declaration
• A building list with year built, roof age and construction
• Loss history for the last five years
• Any WPI-8 certificates for coastal buildings

Questions Texas boards ask us

Does a Texas condo association have to insure the units? If the declaration describes horizontal unit boundaries, the master property policy must include the units, but not owner-installed improvements (section 82.111(b)).

Can our board raise the deductible? Yes, to a commercially reasonable level. The declaration or a board resolution decides how it is shared.

We're in Galveston County and our carrier dropped wind. Now what? Ask whether TWIA can write wind and hail, and confirm the buildings have WPI-8 certificates.

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 Texas.