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HOA Master Policy Gap Calculator
HOA master policies vary from bare-walls (shell only) to all-in (including upgrades). Whatever the master skips is on the owner's HO-6 policy. This calculator sizes the gap by structure, contents, improvements, and the master-deductible allocation — then estimates the HO-6 premium needed to close it.
Interior + betterments
Your share if loss allocated
Flooring, cabinets, upgrades
Total unprotected exposure
$400,000
Structure gap
$360,000
Contents gap
$20,000
Upgrades gap
$20,000
Master deductible gap
$0
Est. HO-6 premium to close gap
$1,600
~$4 per $1,000 coverage
How the math works
Condo owners live inside an HOA master policy, but coverage depends on the policy type: bare-walls covers only the building shell, single-entity adds original finishes, and all-in includes upgrades. Owners fill the gap with an HO-6 policy that covers contents, improvements, and loss assessments for the master deductible.
The biggest gotcha: a large master deductible ($10k–$50k+) gets allocated to owners in proportion to damage. An HO-6 loss assessment rider shifts that charge to the insurer instead of your savings. Always request the master declarations page at purchase and update HO-6 limits after renovations.
How to Use
- Enter your unit replacement value (interior + betterments).
- Pick the HOA master policy type from the declarations page.
- Enter the master deductible that could be allocated to you in a loss.
- Enter your current HO-6 contents, improvements, and loss-assessment limits.
- Enter actual contents and upgrade values to find shortfalls.
Frequently Asked Questions
What's the difference between bare-walls and all-in?
Bare-walls covers only the building structure — drywall out. Single-entity adds original finishes (builder-grade cabinets, flooring). All-in includes owner improvements up to a limit. Most master policies drafted before 2010 are bare-walls.
How big are master-policy deductibles?
Rising fast. $10,000 deductibles were standard; $25,000–$50,000 is now common. In wind/coastal zones, $100,000+ is not unusual. Whatever the deductible, it typically allocates to owners in proportion to damage — that's why HO-6 loss-assessment coverage matters.
Is HO-6 required?
Always required by lenders on mortgaged condos. FHA/VA condo loans have specific HO-6 minimums (contents + loss assessment + deductible). Even cash buyers should carry it — the alternative is a six-figure self-insurance exposure.
Why is my HO-6 premium so low compared to HO-3?
Because the master policy covers the bulk of the building. HO-6 is narrower — contents, upgrades, liability, loss assessment — so premiums are typically $300–$900/year even with strong limits.
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