If you own a condo in Massachusetts, you might assume your condo association's insurance has you covered. That's what a lot of first-time condo buyers think—until they discover the hard way that the master policy only protects the building's exterior and shared spaces. Your personal belongings, the interior of your unit, and your liability? Those are all on you.
That's where HO-6 condo insurance comes in. It's specifically designed to fill the gaps left by your association's master policy, protecting everything from your furniture and appliances to the custom renovations you've made to your kitchen. And here's the thing: even though Massachusetts doesn't legally require you to carry condo insurance, if you have a mortgage, your lender definitely will. More importantly, it's one of the smartest financial decisions you can make as a condo owner.
What Your Association's Master Policy Doesn't Cover
Let's clear up the biggest misconception about condo insurance: your association's master policy is not designed to protect you as an individual unit owner. It protects the association. The master policy typically covers the building's exterior structure, roof, common hallways, lobbies, pools, fitness centers, and other shared amenities. Inside your unit? That's a different story.
The type of master policy your association carries makes a huge difference in what you need to insure yourself. Massachusetts condo associations typically choose from three coverage approaches: bare walls-in (the most minimal, covering only the structural shell), single entity (which includes standard fixtures and finishes), or modified single entity (covering upgraded features). If your association has a bare walls-in policy, you're responsible for insuring everything from the drywall inward—including cabinets, flooring, appliances, fixtures, and any improvements you've made.
Your personal property is never covered by the master policy. That means your furniture, electronics, clothing, jewelry, artwork—all of it needs protection through your own HO-6 policy. And if someone slips and falls in your unit and decides to sue you? The master policy won't help you there either. That's what the liability portion of your condo insurance is for.
Understanding Loss Assessment Coverage
Here's something that catches many Massachusetts condo owners off guard: special assessments. When the association faces a major claim—say a fire damages the building or a severe storm causes extensive roof damage—and the claim exceeds the master policy's coverage limits or the association can't afford its deductible, they can levy a special assessment. That means every unit owner gets a bill for their share of the shortfall.
Master policy deductibles can be substantial—sometimes $25,000, $50,000, or even higher for larger buildings. If your 50-unit building faces a $50,000 deductible after a major water loss, you could be looking at a $1,000 bill or more, depending on how the bylaws allocate responsibility. Loss assessment coverage is an optional add-on to your HO-6 policy that helps pay your share of these unexpected costs. It's relatively inexpensive to add but can save you from a financial shock when the association faces a major claim.
Most insurance professionals recommend carrying loss assessment coverage with limits of at least $50,000 to $100,000. It's worth reviewing your association's master policy documents and talking to your board about the deductible amounts and reserve fund status to understand your real exposure.
What HO-6 Insurance Actually Covers
A typical Massachusetts HO-6 condo policy includes four main coverage components. First, dwelling or building property coverage protects the interior structure of your unit—the stuff between your walls, your flooring, cabinets, countertops, built-in appliances, and fixtures. The amount you need depends on what your association's master policy covers and how much you've invested in improvements and upgrades.
Second, personal property coverage protects your belongings against covered perils like fire, theft, vandalism, and water damage. Most Massachusetts condo owners carry between $30,000 and $60,000 in personal property coverage, though you should inventory what you actually own to make sure you're adequately protected. Remember, insurance companies pay out based on replacement cost or actual cash value, depending on your policy, so it's worth upgrading to replacement cost coverage if you can.
Third, liability coverage protects you if someone gets injured in your unit or if you accidentally cause damage to someone else's property. Standard policies typically include $300,000 to $500,000 in liability protection. If someone slips on your wet bathroom floor and breaks their wrist, or if your dishwasher leaks and damages the unit below you, liability coverage can help pay for medical bills, legal defense costs, and damages.
Finally, loss-of-use coverage pays for temporary living expenses if your condo becomes uninhabitable due to a covered claim. If a fire forces you out of your unit while repairs are being made, your HO-6 policy can cover hotel bills, restaurant meals, and other additional living expenses. This coverage is often overlooked but incredibly valuable when you actually need it.
What Massachusetts Condo Insurance Costs
Good news: condo insurance is one of the most affordable types of homeowners coverage you can buy. The average Massachusetts condo owner pays around $669 per year, or about $56 per month, though costs can range anywhere from $400 to $800+ annually depending on your coverage limits, deductible, location, and the value of your personal property.
Several factors affect what you'll pay. Units in Boston or other urban areas with higher property values and theft rates typically cost more to insure than condos in smaller Massachusetts communities. Your deductible choice matters too—choosing a $2,500 deductible instead of $500 can significantly reduce your premium, though you'll pay more out of pocket if you need to file a claim. If you have a good credit score, bundle your condo policy with auto insurance, or install security systems or water leak detectors, you may qualify for discounts that bring your costs down.
How to Get the Right Coverage
Start by requesting a copy of your association's master insurance policy and declarations page from your condo board or management company. This will tell you exactly what type of master policy you have and where the coverage gaps are. Pay special attention to the deductible amounts—you'll want loss assessment coverage that can handle your share of that deductible.
Next, take inventory of your personal property. Walk through your unit and document what you own—furniture, electronics, appliances, clothing, everything. Most people significantly underestimate the value of their belongings. It's easy to forget that replacing everything from your kitchen gadgets to your winter wardrobe adds up fast.
When shopping for coverage, don't just look at price. Compare what you're actually getting for your premium. Make sure you're buying replacement cost coverage for both your dwelling and personal property, not actual cash value, which depreciates your belongings before paying out. Ask about loss assessment coverage limits and make sure they're adequate for your building's master policy deductible. And consider whether you need any special endorsements for high-value items like jewelry, art, or collectibles, which are typically subject to coverage limits on standard policies.
Protecting your Massachusetts condo doesn't have to be complicated or expensive. With the right HO-6 policy, you can have peace of mind knowing that your investment, your belongings, and your financial security are covered—no matter what gaps exist in your association's master policy. Get quotes from multiple insurers, ask questions about what's covered and what's not, and make sure you understand exactly what you're buying. Your condo is likely one of your biggest financial assets. Make sure it's properly protected.
