How is a condominium master policy deductible split between unit owners?

Under Fla. Stat. 718.111(11)(j) the deductible and damages above the association's coverage are a common expense of the condominium, so they are shared by all owners according to their share of common expenses under the declaration — usually a percentage of ownership rather than an equal split. An association may opt out of that default under 718.111(11)(k)-(m) and allocate differently, and a negligent owner can be made responsible under 718.111(11)(j)1.

How much loss assessment coverage does Florida require?

Fla. Stat. 627.714 requires a condominium unit owner policy to include at least $2,000 of property loss assessment coverage, with a deductible on that coverage of no more than $250. The limit applies per occurrence — all assessments arising from the same direct loss share one limit — and the floor has not changed since 2010.

Calculator

Loss Assessment Exposure Calculator

When a Florida association takes a hurricane loss, its master policy deductible becomes a common expense — shared across every owner. This estimates each owner's share and compares it to the loss assessment coverage on their HO-6. Florida's statutory minimum is $2,000, and it hasn't moved since 2010.

Last updated 2026-08-02 · Estimate only, not legal or insurance advice

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The interactive calculator needs JavaScript. The method is simple enough to do by hand: deductible ÷ number of units = each owner's share if the declaration splits common expenses evenly, then subtract their loss assessment limit to find the gap. Everything else on this page reads normally.

Deductible is stated as Hurricane deductibles are usually a percentage

Building insured value ($) Replacement cost on the master policy

Hurricane deductible (%) Commonly 2–5% in Florida

Number of units

Owner's loss assessment limit ($) $2,000 is the Florida statutory minimum

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Total deductible the association absorbs

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Each owner's share, split evenly

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Uncovered by their HO-6

What this does and doesn't tell you

It splits the deductible evenly. Real allocation follows your declaration, which almost always uses each unit's percentage of common expenses — so a penthouse pays more than a studio. Treat the per-owner figure as an average, not as any particular owner's bill.

It also assumes the assessment arises from a peril the owner's own policy covers. If it doesn't — flood, or a reserve shortfall — loss assessment coverage pays nothing at all, whatever the limit. Why →

How the allocation actually works

The statute

Fla. Stat. § 718.111(11)(j): "all property insurance deductibles and other damages in excess of property insurance coverage under the property insurance policies maintained by the association are a common expense of the condominium" — so the deductible is shared by all owners under the declaration, not charged to whichever unit happened to be damaged.[1]

Three things change the answer for a specific building:

Your declaration's percentages. Common expenses are rarely split evenly.
A recorded opt-out. §§ 718.111(11)(k)–(m) let a majority of total voting interests opt out of the (j) default and allocate under the declaration instead — effective on recording, with no mortgagee consent required. Check whether one exists.
The negligence exception. § 718.111(11)(j)1. can put the entire cost on one owner where the damage came from that owner's negligence or failure to comply with the declaration — including acts of tenants and guests.

Why $2,000 is the number to argue with

§ 627.714 requires every Florida condominium unit owner policy to carry at least $2,000 of property loss assessment coverage, with a deductible on it of no more than $250.[2] That floor was set in 2010 and has not been raised since.

Set the calculator to a 3% deductible on a $50 million building across 120 units and the average share is $12,500 — against a statutory minimum limit of $2,000. That ratio is the argument for associations setting their own minimum in the declaration, and for boards knowing which owners are sitting at the floor before a storm rather than after one.

One catch worth knowing: under § 627.714(2) the limit that applies is the one in force one day before the occurrence. Raising coverage after a storm — or after hearing an assessment is coming — buys nothing for that loss.

Know who's at the floor before the storm

condo.insure reads every declaration page and extracts the coverage limits your association requires — including loss assessment — so you can see which owners are at $2,000 while there's still time to tell them.

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Sources

Fla. Stat. § 718.111(11) (2025), Insurance — including (j) deductible allocation and (k)–(m) opt-out. flsenate.gov — § 718.111
Fla. Stat. § 627.714 (2025), Condominium unit owner policies; loss assessment coverage. leg.state.fl.us — § 627.714