Condo insurance confuses buyers because two policies cover one home. The association insures the building, and you insure what the building policy leaves out. Georgia law draws the line between them more clearly than many states do, which makes the gap easier to close if you read the documents first.
What the master policy must cover
The association must carry property insurance at full replacement cost on all buildings, including common elements, foundations, roofs, exterior walls, windows and doors, and (for each unit) the HVAC, drywall, and original-grade floors, cabinets, plumbing and electrical fixtures and kitchen/laundry appliances. (Official Code of Georgia (via FindLaw), checked 2026-10-19)
That covers more than many buyers expect. The roof and outside walls are on the master policy, and so are the drywall, the original cabinets and fixtures, and the kitchen and laundry appliances that came with the unit. The phrase that matters is “original grade.” If a past owner put in better cabinets or flooring, the difference in value may fall to the unit owner. Read the Code section on condominium insurance (O.C.G.A. § 44-3-107).
The association must also carry commercial general liability insurance of at least $1 million per occurrence and $2 million aggregate. (Official Code of Georgia (via FindLaw), checked 2026-10-19)
That is the association’s liability for the common elements. It is not personal liability coverage for you or your guests inside the unit.
What your HO-6 policy is for
A condo is usually insured under two policies: the association's master policy and the owner's own unit-owner (HO-6) policy, which may cover only the unit interior and contents. Owners should check the association's documents to see which items the master policy covers. (Maryland Insurance Administration, checked 2026-10-19)
Use the master policy as the starting point and ask your agent to fill around it. The usual pieces are:
- Your belongings: furniture, clothes, electronics.
- Improvements beyond original grade, whether you made them or a past owner did.
- Personal liability for injuries or damage that start in your unit.
- Loss of use, if the unit cannot be lived in after a covered loss.
- Loss-assessment coverage, described below.
- The share of the master deductible the declaration can pass to you.
Deductibles and loss assessments
If the condominium instruments allow, the association can pass part of a master-policy deductible to affected owners, capped at $5,000 per owner per casualty loss. (Official Code of Georgia (via FindLaw), checked 2026-10-19)
Loss-assessment coverage (an optional HO-6 add-on) can pay an owner's share of an association assessment for a loss above the master policy's limits. (Maryland Insurance Administration, checked 2026-10-19)
Ask the association for the master policy’s deductible and read the declaration for the deductible clause. Then ask your HO-6 agent how much loss-assessment coverage you need to match it. This is a small line on a policy that can save a large bill.
Who covers what
| Item | Master policy (association) | Your HO-6 policy |
|---|---|---|
| Roof, foundation, outside walls, windows, doors | Yes, by statute | No |
| Drywall, HVAC, original-grade floors, cabinets, plumbing and electrical fixtures | Yes, by statute | Ask about the gap above original grade |
| Upgrades beyond original grade | Not required | Yes, if you add it |
| Furniture and belongings | No | Yes |
| Liability in the common elements | Yes (association liability policy) | No |
| Your personal liability inside the unit | No | Yes |
| Your share of the master deductible | Charged to you if the declaration allows | Ask about loss-assessment coverage |
| Flood | Ask the association | Ask your agent |
The table restates Georgia’s statute and a state regulator’s HO-6 guidance. Your declaration and the actual policies decide the details for a specific unit.
Flood is a separate question
FEMA's Flood Map Service Center (msc.fema.gov) is the official public source for flood hazard maps. Check the specific building there; we do not state any parcel's flood zone. (FEMA, checked 2026-10-19)
Ask your HO-6 agent how flood is covered for your unit. Look up the specific building on FEMA’s Flood Map Service Center and ask the association whether it carries flood coverage on the building. We do not state any parcel’s flood zone on this site.
Second homes and rentals
Tell your insurer how you will use the unit. A condo that sits empty for weeks, or one you plan to rent by the night, is a different risk from a full-time home, and the policy should say so. If you plan to rent, read the short-term rental rules and ask whether the association’s policy has any rental terms. Our lock-and-leave guide covers the rest of second-home ownership.
Documents to get before closing
- The master policy’s certificate of insurance, with the carrier, limits and deductible.
- The declaration’s insurance and deductible sections.
- A list of any upgrades in the unit, so your HO-6 can cover them.
- An HO-6 quote that names the loss-assessment limit.
- A flood map check for the building, and a flood quote if you want one.
Your lender will usually ask for the master certificate too, so request it early.
Reading the master certificate
A certificate of insurance is one or two pages. Check five things on it: the association is the named insured, the policy dates cover your closing, the building is insured at replacement cost, the property deductible is stated, and the liability limits are shown. If any of those is missing, ask the association’s insurance agent for a corrected certificate before closing.
When something goes wrong
Most condo claims start small: a water heater leaks, or a pipe fails in the unit above. Ask the association, before you buy, how it handles a loss that starts in one unit and damages another, and who files the claim. Then ask your HO-6 agent the same question. The two answers should fit together. If they do not, adjust your coverage now rather than after a claim.
Georgia’s insurance regulator did not publish an HO-6 page we could reach, so the HO-6 explanation here comes from the Maryland Insurance Administration. The Georgia rules on what the master policy must cover come from the Georgia Condominium Act itself.
Questions buyers ask
What does a condo master policy cover in Georgia?
Georgia law makes the association insure the buildings at full replacement cost: common elements, foundations, roofs, exterior walls, windows and doors, and for each unit the HVAC, drywall and original-grade floors, cabinets, fixtures and appliances.
Do I still need an HO-6 policy?
Usually yes. A condo is typically insured under the association’s master policy plus the owner’s own HO-6 policy, which may cover only the interior and contents. Check the association documents to see what the master policy leaves to you.
Can the association charge me part of its insurance deductible?
If the condominium instruments allow, yes, up to $5,000 per owner per casualty loss under Georgia law.
How do I check a condo’s flood zone?
Search the building’s address on FEMA’s Flood Map Service Center, the official public source for flood hazard maps. We do not state any parcel’s flood zone.
Source: FEMA
Next step
Read what a Georgia condo master policy must cover, then add your HO-6 quote to the condo cost-to-own worksheet.
Rules, rates and approvals change. Every rule on this page links to the office or statute that sets it; confirm with that source before you rely on it.