What is the difference between a bare walls and all-in HOA master policy in Georgia?

The difference between a bare walls and an all-in HOA master policy is where the association's coverage stops and your personal condo coverage must begin. A bare walls master policy covers the building structure but not the interior finishes of your unit. An all-in, sometimes called all-inclusive, master policy covers the original interior fixtures and finishes too. Knowing which one your Georgia association carries is essential to buying the right condo policy.

What does a bare walls master policy cover and leave out?

A bare walls master policy covers the building shell: the exterior walls, roof, foundation, and common areas. It stops at the studs. Everything inward, the drywall, flooring, cabinets, countertops, fixtures, and built-in appliances, is the unit owner's responsibility. Your individual condo insurance, often called an HO-6 policy, must carry enough dwelling coverage to rebuild that entire interior.

For example, if a pipe bursts in a Midtown Atlanta condo under a bare walls master policy and damages the kitchen, the cabinets, countertops, flooring, and drywall are all the unit owner's responsibility. Replacing those finishes in a mid-range Atlanta condo kitchen can easily cost $25,000 or more, so the unit policy needs Coverage A limits that reflect the true cost of rebuilding from the studs in.

What does an all-in master policy cover?

An all-in master policy, sometimes called all-inclusive or single-entity coverage, extends beyond the building shell to include the original interior fixtures and finishes as they existed when the building was first built. Drywall, standard cabinets, original flooring, and basic fixtures fall under the master policy. The unit owner is still responsible for any upgrades or improvements made beyond the original construction, plus personal belongings and liability.

For example, a unit owner under an all-in master policy who upgraded the original laminate floors to hardwood and replaced builder-grade cabinets with custom ones is responsible for those upgrades under their HO-6 policy. The master policy covers what was there originally; the unit policy covers what the owner added.

How does the master policy deductible affect Georgia condo unit owners?

The master policy deductible matters because some Georgia associations pass a portion of it to the unit owner whose unit was the source of a loss. Some associations carry a high master deductible, and the bylaws may require the unit owner to pay that amount out of pocket before the master policy pays its share. Loss assessment coverage, available as an endorsement on the HO-6 policy, protects against being billed for a share of the master policy deductible or a shortfall after a large association-wide claim.

What coverage does an HO-6 policy need under each master policy type?

• Bare walls: Coverage A (dwelling) must cover drywall, flooring, cabinets, countertops, fixtures, built-in appliances, and any improvements, plus personal property and liability.
• All-in: Coverage A mainly covers upgrades and additions beyond the original construction, plus personal property and liability. The dwelling limit can be lower than under a bare walls policy, but only after confirming what the master policy actually covers in writing.

How do I find out which master policy type my Georgia condo association carries?

Ask the association manager or HOA board for the master policy declarations page. The declarations will identify whether the policy is bare walls, single entity, or all-inclusive. Reviewing the association's bylaws alongside the policy confirms whether any portion of the master deductible can be passed to unit owners, which determines whether loss assessment coverage is needed and at what limit.

A free coverage review with a licensed advisor can read your master policy and set your unit coverage to match the gap exactly, so you are not underinsured on the interior or paying for coverage the master policy already provides. For a broader look at Georgia condo coverage, visit renters and condo insurance.