Terms you will hear
- Declaration
- The HOA's governing document, recorded with the county. It defines what each owner owns and what the association maintains and insures.
- Master policy
- The association's insurance policy. Depending on the declaration, it may cover only the building shell or also interior finishes.
- HO-6 policy
- A unit owner's policy for condos and many townhomes. It typically covers interior finishes the master policy doesn't, personal property, and liability.
- Common elements
- Parts of the property owned by all owners together, such as roofs, exterior walls or shared pipes in some communities.
- Loss assessment
- Coverage in some HO-6 policies that helps pay a share of an HOA deductible charged to owners.
Why these losses get complicated
In a detached house, one owner and one insurer handle the loss. In an attached home, there may be two or three owners, their insurers, the HOA, the HOA's insurer and a management company, all with different responsibilities defined by the declaration. Colorado's Common Interest Ownership Act sets some ground rules for associations, but the details that matter most are usually in your community's own documents.
Access is the practical problem. Drying a shared wall properly may require equipment and moisture readings on both sides. If the neighbor is away or uncooperative, the wet side you can't reach keeps feeding moisture back into the side you can.
Timing matters for the HOA too. Many declarations require owners to report water losses promptly so the association can decide whether its master policy will respond.
Who to notify, depending on where the water came from
- IfThe leak started inside the neighbor's unit, from their fixture or applianceThenNotify the neighbor, the HOA or manager, and your own insurer. The neighbor's HO-6 liability coverage may come into play.
- IfIt came from a pipe in a shared wall or a common elementThenNotify the HOA or manager first; repairs to common elements are usually the association's job.
- IfIt came from the roof or exteriorThenThis is usually an association matter in condos and many townhome communities, but check the declaration.
- IfIt started in your unit and damaged the neighbor'sThenStop the water, notify the neighbor and HOA, and call your insurer; your liability coverage may be involved.
Questions to ask the HOA or management company
- Which parts of the walls, floors and ceilings does the master policy cover under the community's declaration?
- What is the master policy deductible, and how is it charged back to owners?
- Does the association have a preferred plumber or restoration contractor, and am I required to use them?
- Can the association arrange access to the neighboring unit for drying and inspection?
- Who decides when shared walls are dry enough to close?
General information for Parker, not a quote or professional advice. In an emergency, call 911.