Who pays for a condo roof replacement, the association's insurance or yours?
Short answer. In most condominiums, the roof is a common element insured under the association's master policy, so the association files the claim and manages the replacement. Your own condo policy, an HO-6, covers your unit's interior and belongings, and its loss assessment coverage can help if the association passes its deductible or an uncovered cost on to owners. Townhomes vary more, so read the governing documents.
Start with the documents
The declaration and bylaws say who owns and insures the roof. Condominiums almost always treat it as a common element. Many townhome communities instead make each owner responsible for the roof over their unit, which means your own homeowners policy covers it.
When the association handles it
- The board or management company reports the claim and chooses the contractor.
- The master policy deductible can be large, sometimes a percentage of the building's value, and the association may split it among owners as a special assessment.
- Interior damage from a roof leak is often split: the master policy may cover building elements up to a point, and your HO-6 covers your finishes and belongings beyond that.
What to check on your HO-6
- Loss assessment coverage, which pays your share of an assessment for a covered loss. Many policies include a small default amount, and raising it is usually inexpensive.
- Dwelling or improvements coverage for interior upgrades you or a prior owner made.
- Water damage terms for leaks that come through the roof.
After a storm
Report interior damage to both the association and your own insurer quickly, with photos. Owners do not usually hire a roofer for a common element roof, but they can ask the board to have it inspected and to share the adjuster's findings. See interior water damage coverage and the hail storm checklist.