If there’s one type of loss that Florida condo owners deal with more than anything else, it’s water damage. Not hurricanes, not fires—water. Whether it’s a leaking air conditioner, an overflowing toilet, a failing water heater, or a pipe bursting behind a wall, water damage is the single most frequent and expensive cause of condo insurance claims in the state.

The challenge? Water claims in condos are also some of the most misunderstood. Owners often don’t know who is responsible for the damage—Is it me? My neighbor? The association?—and disputes can drag on for months while the damage worsens.

In Week 4 of the Florida Condo Insurance Education Series, we’re diving deep into the world of water damage: what causes it, who pays for what, how HO-6 condo insurance responds, and what every Florida condo owner needs to know to avoid expensive surprises.

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Why Water Damage Is the #1 Condo Claim in Florida

Florida condos are uniquely vulnerable to water damage for several reasons:

1. High humidity and moisture

Florida’s climate creates ideal conditions for mold growth—and mold begins forming in as little as 24–48 hours after moisture enters a condo.

2. Aging plumbing and infrastructure

Many Florida condo buildings were built decades ago. Older pipes, failing water lines, and deteriorating plumbing systems lead to frequent leaks and backups.

3. Multi-story living

When a unit above or beside yours experiences a leak, the water often travels through walls, ceilings, and flooring before you ever realize it.

4. AC systems running year-round

The constant use of air conditioning increases the risk of condensation, clogged drain lines, and AC pan overflows.

5. Hurricane-driven rain

Even when the hurricane doesn’t hit directly, wind-driven rain can find its way into cracks, around windows, and through roofs and walls.

Because of these conditions, water damage isn’t just likely—it’s practically guaranteed to occur at some point during a condo’s life cycle.

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The Most Common Causes of Water Damage in Florida Condos

While water can come from almost anywhere, several sources account for the majority of condo losses in Florida.

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1. Leaking Air Conditioning Units

Air conditioners in Florida run constantly, and clogged drain lines or overflowing pans are extremely common. When the condensate line backs up, water spills onto the floor, seeps into walls, and leaks into lower units.

Damage often includes:

• Flooring replacement
• Baseboards and drywall saturation
• Mold development
• Ceilings collapsing in units below

This is easily the number one water claim we see in Florida condos.

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2. Broken Pipes and Plumbing Failures

Pipes behind walls or under sinks can burst without warning.

Frequent culprits include:

• Old copper pipes
• Polybutylene piping used in the 1980s and 1990s
• Freezing in rare cold snaps
• Poor repairs or DIY plumbing

Depending on your condo’s age, plumbing failures can be a recurring issue.

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3. Water Heater Leaks

Water heaters don’t last forever. When they fail, they often leak slowly for days—or even weeks—before being noticed.

Effects often include:

• Damaged flooring
• Water entering adjacent units
• Mold growth under cabinets or behind walls

Most associations require owners to replace water heaters after a certain number of years for this reason.

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4. Appliance Failures

Washers, dishwashers, and refrigerators with ice makers all pose water risks. A cracked hose or loose connection can create thousands of dollars in damage within minutes.

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5. Shower Pan Failures

If the waterproof membrane under the tile cracks, water can seep into the floor each time the shower is used. This creates slow, hidden damage that often affects the unit below.

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6. Wind-Driven Rain

Florida storms frequently push rain sideways. Even if your windows are closed, moisture can force its way in through:

• Window frames
• Sliding glass doors
• Roof flashing
• Cracks or gaps in stucco

Wind-driven rain is separately defined and often requires specific HO-6 endorsements.

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7. Roof Leaks in Common Areas

If the building’s roof leaks during a storm, water may enter top-floor units. While the association is typically responsible for repairing the roof, the damage inside the unit is often the owner’s responsibility.

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The Biggest Confusion Point: Who Is Responsible for Water Damage?

One of the most stressful parts of water damage in a condo is determining who pays. In Florida, responsibility depends on:

• Where the leak originated
• What part of the building was damaged
• The condo association’s governing documents
• The master insurance policy
• The cause of the loss

Let’s break this down clearly.

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Who Pays for What? A Simple Breakdown

1. Damage to Common Elements = Association Responsibility

Common elements include:

• Roof
• Exterior walls
• Plumbing lines serving multiple units
• Elevators
• Lobbies
• Hallways
• Staircases
• Structural components

If water damages a common area, the association is typically responsible for repairs.

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2. Damage to the Interior of Your Unit = You (the Condo Owner)

Unless the master policy is all-in AND the finishes are original, you are responsible for:

• Flooring
• Drywall and paint
• Cabinets and countertops
• Interior doors and trim
• Appliances
• Fixtures
• Personal belongings

Your HO-6 policy is designed to cover these interior repairs.

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3. Damage Caused by Your Negligence = You

If the leak began inside your unit and was caused by:

• Poor maintenance
• A failed appliance hose
• Improper installation
• Leaving a sink running
• An unmaintained AC system

You may be responsible for damage to:

• Your unit
• Neighboring units
• Common areas

This is where personal liability coverage is essential.

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4. Damage from Another Unit = Your HO-6 Still Pays for Your Repairs

This is one of the most misunderstood claims.

Even if the leak came from:

• A unit above yours
• A unit next to yours
• A common plumbing line

Your HO-6 policy is still responsible for repairs INSIDE your unit.

You may have subrogation rights (your insurer may pursue the at-fault party), but you cannot sit and wait for another owner or the association to take action while the damage worsens.

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How the HO-6 Policy Responds to Water Damage

An HO-6 condo insurance policy includes several coverages that apply during a water loss:

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1. Building Interior Coverage

Covers:

• Drywall
• Paint
• Baseboards
• Flooring
• Cabinets and countertops
• Fixtures
• Appliances
• Built-ins

The amount you select directly impacts how much you can rebuild after a loss. This is why underinsuring this portion puts owners at serious risk.

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2. Personal Property Coverage

Covers:

• Furniture
• Electronics
• Clothing
• Decor
• Rugs

Replacement cost coverage is critical in Florida’s humid environment.

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3. Loss of Use Coverage

If water damage makes your home uninhabitable, HO-6 pays for:

• Temporary housing
• Hotels
• Short-term rentals
• Food and living expenses

Condo repairs often take longer due to association approvals, mold remediation, and contractor delays—so this coverage can be a lifesaver.

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4. Mold Coverage

Most HO-6 policies include mold coverage but with strict limits—often only $5,000 to $10,000 unless you purchase higher endorsements.

Because mold develops quickly in Florida, this is one of the most important additions to your policy.

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5. Special Water Damage Endorsements

Depending on the carrier, you may need endorsements for:

• Water backup
• Seepage over time
• Wind-driven rain
• Sudden and accidental discharge

Without these, water losses may be denied—or paid only in part.

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Why Water Damage Claims Are Often Denied

Unlike fire or theft, water damage claims are heavily scrutinized. Insurers investigate how long the leak occurred and whether the owner acted quickly.

Claims may be denied if:

• The leak occurred over time (slow seepage)
• There was evidence of prior moisture or mold
• The owner failed to maintain appliances or AC systems
• The damage occurred over weeks rather than suddenly
• Multiple warnings were ignored
• The owner delayed in reporting the loss

This is why immediate action is critical anytime you suspect water intrusion.

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The Role of Mold: Florida’s Hidden Enemy

Mold isn’t just an inconvenience—it’s dangerous, fast-growing, and extremely expensive to remediate in Florida’s climate.

If moisture is present for even a short period:

• Drywall must be removed
• Cabinets may need to be replaced
• Airborne mold can spread to adjacent rooms
• Flooring may warp or buckle

HO-6 policies often limit mold remediation coverage, so owners must act quickly to:

1. Stop the leak
2. Dry the affected areas
3. Prevent mold growth
4. File the claim promptly

Waiting even a few days can turn a simple water loss into a multi-week restoration project with much higher costs.

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Preventing Water Damage in Your Condo

While not all water damage is avoidable, there are steps you can take to reduce your risk.

1. Maintain your AC system

Have your AC professionally serviced twice per year.

2. Replace appliance hoses

Especially washer and refrigerator hoses—ideally every 3–5 years.

3. Install water leak sensors

Smart sensors can detect moisture and send alerts to your phone.

4. Replace old water heaters

Many associations require replacement every 8–10 years.

5. Don’t ignore small signs

Bubbling paint, musty odors, or damp areas may signal a slow leak.

6. Keep drains clear

AC condensate lines should be flushed regularly.

7. Know where your shutoff valves are

Every owner should know how to quickly turn off water sources.

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What to Do Immediately If You Have Water Damage

If water enters your unit, take the following steps:

1. Stop the leak (turn off the water supply, shut off AC, etc.)
2. Document everything (photos, videos, timestamps)
3. Contact your association
4. Contact your insurance agent
5. Begin water mitigation (drying, dehumidifiers, fans)
6. Protect undamaged property
7. Keep receipts for all expenses

Quick action not only limits damage—it prevents claim denials.

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Final Thoughts: Water Damage Is Inevitable—Preparation Makes the Difference

In Florida condos, water damage is not a question of if—it’s a matter of when. The combination of climate, aging infrastructure, multi-story living, and constant AC usage ensures that every condo owner will face a water issue at some point.

Your HO-6 insurance policy plays a critical role in protecting your financial wellbeing during these events, but only if it’s structured correctly and only if you understand how water claims work.

Next week, we’re diving into a closely related issue: Hurricane deductibles—one of the biggest financial surprises condo owners face in Florida.