Condo Insurance in Massachusetts: What the Master Policy Covers, and What You Still Need
Every Massachusetts condominium association is required to carry master insurance on the building's common areas and structure, under M.G.L. c. 183A, § 10 — but that policy typically stops at the unit's original, unfinished condition, not whatever is inside it now. The gap between what the master policy covers and what you actually own — your finishes, your belongings, your liability — is exactly what a unit owner's own HO-6 policy is for.
What does the master policy actually cover?
The building's shared structure and common areas: the roof, foundation, exterior walls, hallways, lobbies, elevators, and shared amenities. Many Massachusetts associations carry what is called "bare walls" coverage — insuring the unit as it was originally built, before any owner's upgrades — though some buildings elect broader "all-in" or "single entity" coverage that includes more of the interior. Which one your building has is a material fact worth knowing, and it is spelled out in the condo documents, not something to assume.
What does "bare walls" leave out?
Everything an owner has added beyond the unit's original condition: renovated kitchens and bathrooms, upgraded flooring, built-ins, any improvement made after the building was constructed. Massachusetts law requires larger associations to maintain a schedule of standard fixtures and finishes precisely so there is a documented baseline for what the master policy covers versus what falls to the unit owner — worth requesting from your association, since it is the reference point an insurance claim will be measured against.
What does an HO-6 policy fill in?
Three things, broadly: the interior structure and any upgrades beyond the master policy's baseline (often described loosely as "walls-in" coverage, though "bare walls," "single entity," and "all-in" are the actual policy terms that matter), your personal belongings, and personal liability if someone is injured inside your unit. It also typically includes loss assessment coverage — reimbursing you if the association levies a special assessment on all owners to cover a shared insurance shortfall, a real and often underappreciated risk in a building with thin reserves.
How do you find out which type of master policy your building has?
Ask for the master policy declarations page and the condo trust or bylaws directly — do not rely on a verbal description from a seller or property manager. This is worth doing before you buy, not after a claim, since your HO-6 coverage needs to be sized to match the specific gap your building's policy leaves open. See our guide to buying a condo in Newton for the rest of what to review in the condo documents.
Does this affect what you pay in condo fees?
Indirectly. A building with broader "all-in" master coverage typically carries a larger master insurance premium, which factors into the association's budget and therefore condo fees — but it also means owners can often carry a smaller, less expensive HO-6 policy since less is left for them to insure individually. A "bare walls" building shifts more of that cost onto individual owners' HO-6 premiums instead. Neither approach is wrong, but the fee number alone doesn't tell you which one you're getting; see our guide to HOA and condo fees in Massachusetts for the rest of what a fee covers.
What should you do before closing?
Get the master policy declarations page, confirm which coverage type applies, and bring both to whoever is writing your HO-6 policy so they can size it correctly. An HO-6 sized around the wrong assumption about the master policy is a common and entirely avoidable gap.