In a Hawaiʻi condo, water rarely respects unit lines. A failed supply line upstairs, a cracked stack pipe or rain through the building envelope can damage several units at once. The hardest part is often figuring out which policy pays for which part.
Two policies, two jobs
- The master policy, held by the association of apartment owners (AOAO), usually covers the building structure and common elements, and sometimes original fixtures inside units.
- Your HO-6 policy usually covers what the master policy does not: interior finishes and improvements as defined by your documents, your belongings, additional living expenses and loss assessment coverage.
The dividing line is set by your association’s declaration, bylaws and insurance provisions. Some buildings insure “bare walls,” others include original cabinets and flooring. Ask your manager for the insurance section of the governing documents.
When the leak came from another unit
If water came from a neighbor’s unit, their policy, the master policy and your policy may all be involved, depending on the cause and the documents. Report the loss to the association and your own insurer right away, and let the insurers sort out who pays whom. Do not delay your own claim while you wait.
What to document
- Where the water came from, with photos of the source if you can safely see it
- Every affected room, ceiling, wall, floor and cabinet
- Damaged belongings, with a simple inventory
- Dates and names from the building manager, plumber and mitigation company
- Moisture readings from the dryout company, which show how far water traveled
For association boards
Boards and managers deal with the master policy claim, deductibles and owner communication at the same time. Clear documentation of each unit and the common areas helps the claim move. We help both individual owners and boards.
Common Questions
Who pays for water damage from the condo unit above me?
It depends on the cause and your association documents. The master policy, your HO-6 and the neighbor’s policy may each play a part. Report to the association and your insurer right away.
What does an HO-6 policy cover in Hawaiʻi?
Typically your interior finishes and improvements as defined by your documents, your personal property, additional living expenses and loss assessments. Coverage varies, so read your declarations page.
Can my association charge me its deductible?
Some associations assess the deductible to the responsible unit or to owners, based on their documents and Hawaiʻi law. Loss assessment coverage on your HO-6 may help.
Do you help condo boards with master policy claims?
Yes. We help associations, boards and individual owners with condo and commercial property claims.
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