The situation

Illustrative example. Not a real job or customer.

A two-story townhome sits in a row of six units on the north side of Colorado Springs. A June hailstorm passes through in the late afternoon. That evening, during a second round of rain, the owner of an end unit notices a brown stain spreading on the upstairs bedroom ceiling, then a steady drip. The HOA's master policy insures the building exterior, including the roof. The owner carries an individual condo-style policy for the unit's interior and belongings.

  1. The owner moves the bed and dresser, sets out a bucket, and photographs the ceiling and the drip.
  2. The owner calls the HOA's management company emergency line and emails photos, asking for a tarp on the roof above the unit.
  3. Because the management company cannot get a roofer out until the next day, the owner asks in writing whether the HOA approves the owner arranging an emergency tarp and being reimbursed.
  4. The management company approves, and the owner hires a contractor for the tarp only, keeping the invoice and photos.
  5. The owner reports the interior damage and belongings to their own insurer and gives the adjuster the HOA's claim number.
  6. A water mitigation provider checks moisture in the ceiling and insulation and dries the room.

The HOA's claim handles the roof replacement across the building. The owner's policy handles the drywall, paint and damaged items above the HOA's responsibility line, subject to the owner's deductible. Because the owner documented everything and asked permission before hiring the tarp, the tarp cost is reimbursed without dispute.

Where the line usually falls

Every association's declarations and policies differ. This shows a common split.

HOA master policy (often)

  • Roof, siding, exterior walls and windows
  • Shared structural elements
  • Sometimes original interior finishes, depending on the policy type

Owner's own policy (often)

  • Interior finishes not covered by the master policy
  • Personal belongings
  • Additional living expenses if the unit is unlivable
  • Possibly a share of the HOA's deductible if assessed to owners

Questions this owner asked, and you should too

  1. Does the master policy cover interior drywall and finishes, or only the bare structure?
  2. What is the HOA's deductible, and can it be passed to unit owners after a storm?
  3. Does my own policy include loss assessment coverage for an HOA deductible?
  4. Who approves emergency work on the roof when the manager cannot respond quickly?
  5. Will the HOA notify all owners when the roof work is scheduled?

What went right

  • The owner got permission in writing before hiring work on HOA property.
  • Both claims referenced each other, so adjusters could coordinate.
  • Drying started before the ceiling insulation stayed wet for days.
  • Photos captured the stain spreading, which tied the damage to the storm date.

General information for Colorado Springs, not a quote or professional advice. In an emergency, call 911.