In an Arizona condo, the association usually maintains and insures the common elements, and each owner is responsible for their own unit. A condo owner's policy (HO-6) typically covers interior finishes, improvements and belongings, while the HOA's master policy covers the building. Your declaration and CC&Rs decide exactly where that line falls.
Key takeaways
- Arizona law splits upkeep between the association (common elements) and owners (units).
- Your condo declaration can change that split, so read it first.
- An HO-6 policy covers what the master policy does not, including your belongings.
- Water from a unit above often means two insurers and two deductibles.
Who is responsible for water damage in a condo?
Under the Arizona Condominium Act (A.R.S. 33-1247), the association is responsible for maintaining, repairing and replacing the common elements. Each unit owner is responsible for their own unit. The condominium declaration can change this split, and many do.
So the first question after a leak is where the water came from and what it damaged:
| Source of the water | Who usually handles it |
|---|---|
| A pipe inside common walls or a shared riser | Often the association, depending on the declaration |
| A fixture or appliance inside your unit | Usually you, the unit owner |
| The unit above you | Often the upstairs owner, especially if they were negligent |
| The roof or exterior walls | Usually the association |
| Outside flooding | Usually needs flood coverage on the master policy or your own |
Does condo insurance cover water damage?
A condo owner's policy, usually called an HO-6, typically covers:
- Interior walls, flooring, cabinets and fixtures that the master policy does not cover
- Upgrades and improvements you or past owners made
- Your personal belongings
- Loss of use, if you cannot live in the unit during repairs
- Liability, if water from your unit damages a neighbor's
- Loss assessment, if the HOA charges owners for a large shared claim or deductible
Like all homeowners policies, it covers sudden and accidental water damage and generally excludes slow leaks and outside flooding. See what homeowners insurance covers in Arizona for the common exclusions.
What does the HOA master policy cover?
Master policies come in different forms. Some cover only the bare structure, sometimes called "bare walls." Others also cover original interior finishes like drywall, cabinets and flooring, sometimes called "all-in" or "single entity." Ask your HOA manager for the master policy summary so you know what your HO-6 needs to fill in.
Water coming through from the unit above? Get the water stopped and documented before the insurers sort out who pays.
Call: (856) 481-6893What if water comes from the unit above?
- Knock on the door, or call the HOA's emergency line to get the water shut off.
- Photograph the damage in your unit, including the ceiling and walls.
- Notify the HOA manager in writing.
- Report the claim to your HO-6 insurer.
- Start drying right away. Waiting while insurers decide who pays lets mold grow.
Ceiling leaks from above are common in two-story condos. See how to fix a water-damaged ceiling.
What about HOAs in single-family neighborhoods?
Most master-planned neighborhoods in Apache Junction, San Tan Valley and Queen Creek are not condos. In those, you own your house and lot, and the HOA owns common areas like parks, pools and walls. Water damage inside your home is your responsibility and your homeowners policy, not the HOA's.
How do you avoid gaps in coverage?
- Read your declaration's maintenance section and the master policy summary.
- Make sure your HO-6 covers the finishes the master policy leaves out.
- Add loss assessment coverage in case the HOA bills owners for a big claim.
- Ask about the master policy deductible. Some HOAs pass it to the owner whose unit caused the loss.
For help documenting a claim, see our water damage insurance claim tips.
This is general information, not legal or insurance advice. Your declaration and policies control.