Bare-walls, single-entity, or all-in. The valuation basis has to match the declaration.

Declarations amended after a renovation, a reconstruction, or a developer turnover often shift the required valuation basis, and the master policy renews on autopilot against the old one. A board discovers the mismatch after a loss, when the claim payout is calculated against the wrong baseline.

We read the declaration first, then check it against the current policy's valuation language.

We confirm bare-walls, single-entity, or all-in against the actual recorded declaration, not the prior year's renewal file, and flag any mismatch before it becomes a claim-time surprise.

Fannie Mae and Freddie Mac warrantability reviews check the fidelity/crime bond against reserves plus a set number of months of assessments, and check that the board carries directors and officers liability at a defensible limit. A generic association package frequently underinsures both.

These are two of the most common reasons a unit sale gets delayed at a lender insurance review.

We size the fidelity bond and the D&O limit against the specific lender standard that applies, and document the calculation so it survives a lender's insurance reviewer, not just a renewal quote.

When a covered loss hits the master policy, the association pays the master deductible first, and on a large building that deductible can run from the low five figures into six figures. Boards routinely assess that shortfall back to unit owners. The owner's personal HO-6 policy is supposed to absorb the piece assessed to them, but the standard ISO loss-assessment coverage that pays a master-policy deductible (HO 04 35) is capped at a $1,000 sublimit unless the owner buys the limit up.

That gap does not show up on the master declarations page. It shows up after a loss, when a board issues a special assessment and owners discover their personal policy pays $1,000 against a much larger number.

We document the master deductible in dollar terms and give the board the exact HO 04 35 loss-assessment number owners need to carry on their HO-6 policies to match it, so a special assessment after a loss is a known plan rather than a surprise. Where the master deductible is large enough to strand owners, we model whether buying it down at the association level costs less than the assessment exposure it creates.

In coastal and named-storm states, the flat property deductible is often replaced at renewal by a percentage-of-value wind or hurricane deductible. On a building insured for several million dollars, a 2 to 5 percent wind deductible turns into a retained loss in the mid five figures to low six figures before the master policy pays a dollar, and it is calculated on total insured value, not on the size of the claim.

Separately, many condo master programs never add equipment-breakdown coverage, so a boiler, elevator, chiller, or main electrical failure, the mechanical losses a mid-rise or high-rise is most likely to actually file, falls outside the property form.

We surface the wind or hurricane deductible as a real dollar figure the board can budget against, then test whether a lower percentage or a per-occurrence cap is available in the dedicated community-association markets. We confirm equipment-breakdown coverage is on the program and scoped to the building's actual mechanical systems, so an elevator or boiler failure is a covered claim, not a reserve draw.