Master policy types: bare walls vs. all-in
Condo insurance claims often go sideways not because coverage is missing, but because responsibility is misunderstood. When a loss occurs, the single most important document is not the unit owner’s policy—it’s the association’s master policy, and specifically whether that policy is written on a “bare walls” or “all-in” basis.
This article explains what those labels usually mean, how they affect repairs and timelines after a claim, why unit owners are frequently surprised by what they’re responsible for, and where renters intersect with the same master policy decisions.
What a condo master policy actually does
The master policy insures the building and common elements on behalf of the association. It does not replace a unit owner’s or renter’s policy—it defines where the association’s responsibility ends and where the unit owner’s begins.
-
Common elements:
Roofs, exterior walls, hallways, shared plumbing and electrical infrastructure.
These are almost always insured by the association, regardless of policy type.
-
Unit interiors:
Flooring, cabinets, fixtures, appliances, and improvements may or may not be included.
This is where “bare walls” vs. “all-in” becomes decisive.
-
Liability layer:
The master policy carries liability for common areas, but not for personal negligence inside a unit.
Unit owners and renters still need personal liability coverage.
The master policy sets the boundary line. Your personal policy fills in everything on your side of it.
Bare walls vs. all-in: what those labels usually mean
These terms are shorthand, not legal definitions—but they describe very different claim outcomes.
-
Bare walls (walls-out):
The association insures the structure, but not unit finishes.
Drywall, flooring, cabinets, fixtures, and improvements are typically the unit owner’s responsibility.
-
All-in (single-entity):
The association insures original build-out and sometimes standard fixtures.
Upgrades and improvements beyond the original specs may still fall to the unit owner.
-
Why wording matters:
The declaration and master policy endorsements define coverage—not the label used in conversation.
Two “all-in” policies can behave very differently in a claim.
“Bare walls” and “all-in” describe intent—but the documents decide the outcome.
How master policy type changes the claim experience
The same loss can produce very different timelines, checks, and repair coordination depending on the master policy.
-
Water loss example:
A burst pipe damages multiple units.
Under bare walls, unit owners handle interior repairs; under all-in, the association may handle more of the rebuild.
-
Deductible impact:
Master policy deductibles are often large—$10,000, $25,000, or higher.
Associations may assess unit owners to recover the deductible.
-
Multiple adjusters:
One loss can involve the association’s carrier, several unit owner carriers, and renters’ carriers.
Coordination—not coverage—is often the bottleneck.
Condo claims feel messy because responsibility is split before repairs even begin.
Repairs, timelines, and who hires whom
Master policy structure dictates who controls repairs—and how fast things move.
-
Association-controlled repairs:
Common elements and, under some all-in policies, interior components.
Work proceeds on the association’s schedule, not the individual owner’s.
-
Unit-owner repairs:
Flooring, cabinets, fixtures, and upgrades under bare walls.
Owners hire contractors and coordinate with the association for access.
-
Renters’ role:
Renters don’t control structural repairs but may need loss-of-use coverage for displacement.
Renters insurance does not replace the landlord’s or association’s obligations.
The slowest part of a condo claim is often waiting for permission, not payment.
Documents owners (and renters) don’t expect to need
Condo claims are document-heavy. Master policy structure must be proven before checks are cut.
-
Declaration & bylaws:
Define ownership boundaries and repair responsibility.
Adjusters rely on these to allocate coverage.
- Certificate of insurance: Shows master policy limits, deductibles, and endorsements.
-
Upgrade documentation:
Receipts or records showing improvements beyond original build-out.
Critical under all-in policies with upgrade exclusions.
-
Assessment notices:
Special assessments related to deductibles or uncovered loss.
Some personal policies can respond—others cannot.
Condo claims aren’t about damage alone—they’re about proving ownership of responsibility.
Why unit owners and renters should care before a loss
Master policy type determines not just what’s covered—but how stressful a claim becomes.
- Coverage gaps: Unit owners need adequate dwelling coverage (Coverage A) under bare walls policies.
- Loss-of-use planning: Renters and owners alike may be displaced even when the master policy pays for repairs.
-
Deductible exposure:
Large master deductibles can be assessed back to unit owners.
Personal policies can sometimes respond—but only if designed correctly.
Understanding the master policy ahead of time turns chaos into coordination.
Common questions about condo master policies
Can an association change from bare walls to all-in?
Yes. Associations can amend coverage, which is why annual reviews matter.
Does renters insurance ever interact with the master policy?
Yes. Renters rely on the master policy for structure, but need their own coverage for contents, liability, and loss of use.
Who pays the master policy deductible?
Often the association first—then potentially assessed to unit owners.
Master policy type defines the claim experience
“Bare walls” and “all-in” aren’t abstract insurance terms—they decide who writes checks, who hires contractors, and how long repairs take. Condo owners and renters who understand the master policy before a loss avoid surprises when it matters most.