TL;DR

A townhome & pud association in Texas has to satisfy two things at once: the coverage architecture specific to townhome & pud communities, and Texas's own statutory and lender-warrantability requirements.
Coverage architecture turns on whether the building is insured per structure or under one blanket limit, and on how cleanly the shared party wall is allocated between adjoining owners.

Texas · Townhome & PUD

Texas Townhome & PUD Insurance

A townhome & pud community in Texas sits at the intersection of two coverage questions. The first is structural to the association type: coverage architecture turns on whether the building is insured per structure or under one blanket limit, and on how cleanly the shared party wall is allocated between adjoining owners. The second is jurisdictional: Texas's statute, its lender-warrantability climate, and its market conditions shape how that program has to be sized, documented, and placed. This page covers both, and how they meet.

The coverage architecture

What drives a townhome & pud master policy

Townhome and planned-unit-development programs sit in a different structural category than condo master policies because ownership usually runs to the ground beneath the unit rather than to an airspace boundary inside a larger building. That changes the first architecture question from valuation basis to insuring structure: does the association carry a single blanket property limit across every building in the community, or does each building (or each unit) get insured individually. A blanket limit spreads risk and simplifies claims administration, but it needs periodic reconciliation against actual replacement cost as the community adds buildings or as construction costs move, or the aggregate limit quietly falls behind total exposure.

The party wall or shared wall between attached townhome units is the exposure a detached single-family HOA never has to think about and a high-rise condo handles completely differently, because a townhome party wall sits inside one structure shared by two separately owned units rather than inside a single building owned entirely by the association. Governing documents typically assign the association responsibility for the party wall and the exterior structure while leaving unit interiors to the owner, similar in spirit to a condo's bare-walls basis but built around attached, ground-up construction instead of a stacked building. A fire or water loss that starts in one unit and crosses the party wall creates a subrogation and cost-allocation question between the association's policy, the affected owner's HO-6 or landlord policy, and the neighboring owner's policy, and that allocation should be worked out in the governing documents and the insurance program together, not improvised after a claim.

PUD common areas, private streets, retention ponds, entry monuments, community mailboxes, and small shared amenities, carry general liability and property exposure similar in kind to a single-family HOA's amenity risk, but layered on top of the attached-structure property questions above. Directors and officers coverage and a fidelity bond round out the program the same way they do for any association, sized to the community's reserves and monthly assessment volume.

Party-wall and shared-wall fire or water loss crossing between two separately owned attached units
Blanket versus per-building or per-unit property valuation falling out of sync with actual replacement cost as the community grows
PUD common-area and private-street liability (retention ponds, entry monuments, shared walkways)
Ambiguity in governing documents over which party (association, owner, or neighboring owner) is responsible for a party-wall loss
Directors and officers liability for the volunteer board
Fidelity/crime bond sized to reserves and monthly assessment volume

Texas statutory backdrop

How Texas law shapes the program

For condominiums, Texas Property Code Section 82.111 requires the association to maintain property insurance on the insurable common elements against direct physical loss, including fire and extended coverage, in an amount of at least 80 percent of replacement cost or actual cash value, plus commercial general liability in an amount set by the board and the declaration. For condominiums with horizontal boundaries, stacked units, the property insurance must also cover the units.

That 80 percent statutory floor is the key practitioner point. It is below the 100 percent replacement-cost standard the Fannie Mae Selling Guide (section B7-3) requires for a conventional loan to be warrantable. A Texas association can satisfy the Property Code and still fail a lender insurance review, so the program should be sized to the lender bar, not the statutory minimum.

For the full Texas picture, including reserve and inspection requirements and market commentary, see the Texas state page. For how townhome & pud coverage is built regardless of state, see the Townhome & PUD practice page.

Load-bearing clauses

The clauses that decide a townhome & pud claim

Insuring structure: blanket limit across all buildings versus per-building or per-unit valuation
Party-wall/shared-wall responsibility and cost allocation between adjoining owners
Common-area and private-infrastructure general liability (streets, retention, shared amenities)
Fidelity/crime bond sized to reserves and assessments
Directors and officers liability for the volunteer board

Related coverage

Common questions

Townhome & PUD insurance: what boards and managers ask

Who is responsible for insuring a shared party wall between attached townhome units?

It depends on how the governing documents assign responsibility, and that assignment should match the insurance program rather than being left to be argued after a loss. Many townhome declarations put the association in charge of the party wall and exterior structure while leaving unit interiors to the individual owner's policy, similar in concept to a condo bare-walls basis but built around attached ground-up construction. A fire or water loss that crosses the party wall between two units can trigger claims against the association's policy, both owners' individual policies, and a subrogation question between insurers, so the declaration language and the master policy need to agree on where the boundary sits before a loss, not during one.

Should a townhome or PUD association insure each building separately or under one blanket limit?

Both approaches are common, and the right answer depends on the community's size and how consistently its buildings were constructed. A single blanket limit across all buildings is simpler to administer and smooths out the loss experience, but it needs to be reconciled periodically against actual current replacement cost as the community adds phases or construction costs rise, or the aggregate limit can fall behind total exposure without the declarations page ever flagging it. Per-building or per-unit valuation is more precise but requires more maintenance at each renewal.

Free coverage review

A specialist will review your townhome & pud program against Texas's requirements within one business day.

Send your declarations page and governing documents. You get a plain-English, requirement-by-requirement review, not a sales call.

NameSo we know who to ask for.Work emailSo we can send the coverage review.PhoneSo a specialist can reach you on a tight deadline.Association nameSo we route to the right specialist.Association typeDetermines which requirements typically apply.RoleHelps us route to the right specialist.What's driving thisTells us how urgent the timeline is.Door count / unitsOptional. Helps us size the program.Anything else?Optional. What you need help with, deadlines, or context.