Helping South Florida condo boards take control of their insurance program.

Florida law requires every condominium association to maintain insurance and obligates the board, as fiduciaries, to obtain competitive bids before placing or renewing coverage. The board cannot simply renew with the incumbent because it is easier, the board must demonstrate it tested the market.

A formal marketing report from a licensed broker satisfies this requirement, even when the result is to stay with the current agent. Failing to test the market exposes individual board members to personal liability if a unit owner challenges the placement after a loss.

Bottom line: an independent marketing review protects the board personally, regardless of which agent ultimately writes the policy.

Senate Bill 4-D (post-Champlain Towers) requires every association of three or more stories to commission a Structural Integrity Reserve Study (SIRS) by December 31, 2024, and every 10 years thereafter.

The SIRS quantifies the condition and remaining useful life of major structural and capital items (roof, plumbing, electrical, waterproofing, structural elements) and the reserves needed to fund their replacement.

Carriers now ask for the SIRS before quoting. An association without a completed SIRS will see narrower carrier appetite and higher premiums.

Bottom line: SIRS is no longer optional, and it materially affects what the carrier marketplace will offer your association.

FL Statute 553.899 requires a Phase 1 milestone inspection for any building three or more stories at age 30 (or 25 if within 3 miles of the coast), and every 10 years thereafter. Phase 1 is a visual inspection by a licensed engineer or architect.

Phase 2 is only required if Phase 1 finds substantial structural deterioration and involves deeper analysis. The inspection certificate must be filed with the local building official.

Carriers verify the inspection is complete, and that any substantial structural issues have been resolved, before quoting Florida coastal high-rises.

Bottom line: the milestone inspection moves from a compliance task to a market-access requirement once the building is old enough.

Note: I work exclusively with condominium associations on the master policy — not individual unit owners seeking HO6 coverage. For HO6 quotes, contact a personal lines agent.

The association's master policy covers the building structure, common elements, common contents, and the association's liability. The unit owner's HO6 (or "walls-in") policy covers interior finishes, personal property, personal liability, loss assessment, and additional living expenses.

The line between the two is defined by the association's Declaration of Condominium. Many coverage gaps come from boards and owners assuming the other side covers something that nobody does.

Bottom line: review both sides together, and educate owners on what their HO6 needs to look like to align with the master.

Insurance-to-Value (ITV) is the relationship between the insured value on your policy and the actual replacement cost of the building. South Florida construction costs have risen meaningfully since 2020, so any association insured at values set five or more years ago is likely under-insured today.

When a covered loss occurs, the carrier applies a coinsurance penalty if ITV is below the policy threshold (typically 80% or 90%). Every dollar paid out is reduced proportionally.

Bottom line: an up-to-date appraisal or RCV (replacement cost valuation) is the only way to know where your association actually stands.

Florida's OIR-B1-1802 wind mitigation form documents the features that reduce wind loss: roof shape, roof deck attachment, secondary water resistance, opening protection, and roof-to-wall connection.

Each feature earns a credit on the wind portion of the premium. A new roof, in particular, can deliver 20–25% premium relief, but only if the form is updated and submitted with the renewal application.

Bottom line: many associations leave significant savings unclaimed because the wind mit form was never updated after a roof replacement or shutter install.

Directors & Officers (D&O) insurance protects individual board members from personal liability claims arising from their decisions on the board. Common claims: unit owners alleging discrimination in approvals, vendors disputing contract decisions, breach of fiduciary duty allegations.

Without D&O, board members' personal assets are exposed. A proper D&O policy includes defense costs (often the largest exposure), broad insured-versus-insured exceptions, and full board-position coverage.

Bottom line: verify limits, retentions, and exclusions annually. D&O coverage is one of the most over-looked, and most consequential, lines on the program.

A serious renewal effort needs 90 to 120 days minimum before the renewal date. The typical timeline:

• 120 days out: finalize loss runs, SOV, engineering documents
• 90 days out: submission released to markets
• 60 days out: carrier responses analyzed
• 45 days out: preferred quote selected, BOR signed if changing brokers
• 30 days out: binding instructions issued

Bottom line: starting later than 60 days virtually guarantees you stay with the incumbent because the timeline doesn't allow proper marketing.

Florida law requires workers compensation for any employer with four or more employees (full or part-time). For condo associations with on-site staff (building manager, maintenance, security, pool attendant) WC is typically mandatory.

Even when staff are provided by a contracted vendor, the association should verify the vendor's WC coverage and require certificates of insurance. Uninsured WC exposure can result in stop-work orders and personal liability for board members under FL Statute 440.

Bottom line: even associations that think they don't have employees often do under FL statutory definitions. Worth confirming.