Water emergencies in an HOA or condo community can be stressful and confusing. One of the first questions homeowners ask is, “Is the HOA responsible for water damage?”
The answer depends on where the leak started and how your community’s governing documents define responsibility. Most associations maintain shared structures and common systems. Homeowners usually maintain the interior of their unit.
However, when water travels through walls, ceilings, or shared plumbing, it becomes difficult to tell which category the damage falls into. Knowing what determines responsibility helps you respond quickly and reduces delays in getting repairs started.
What Determines Responsibility for Water Damage
Understanding how responsibility is assigned makes it easier for homeowners to handle a water emergency and get the coverage they need.
Responsibility is mainly determined by two things: what the HOA’s governing documents say and where the leak originated. Every HOA has a document called CC&Rs, which outlines who maintains which parts of the property. They identify which areas are “common elements” and which belong to individual owners.
Common elements usually include:
- Roofs
- Exterior walls
- Shared plumbing lines
- Hallways and structural components
Areas belonging to the homeowners include:
- The interior of the unit
- Drywall, flooring, and fixtures
- Personal belongings
If water damage starts in a common element, the HOA is often responsible for repairing the source. If the leak starts from inside the owner’s unit, such as a failed appliance or interior pipe leak, the responsibility usually falls on the homeowner.
Because water spreads quickly, it’s common for both sides to play a role in the restoration process.
When Is an HOA Responsible for Water Damage?
A homeowners association is usually responsible for water damage when the leak comes from an area the association maintains. These could be parts of the building that serve multiple units or protect the overall structure. When the source is tied to the building itself, the HOA steps in to fix the cause of the problem.
Situations where the HOA is responsible for water damage include:
- Roof leaks that allow water into a unit
- Cracks or failures in exterior walls
- Leaks from shared supply lines or plumbing stacks
- Water intrusion from common-area drainage or gutters
- Structural issues that lead to moisture entering a home
Even in these cases, the homeowner may still handle repairs inside their own unit. This depends on the CC&Rs and how the community divides structural repairs versus interior finishes.
Early documentation creates a clear record of the damage and helps determine who needs to act first.
Does HOA Cover Water Leaks?
Most HOAs cover water leaks that start in areas they maintain. If the leak comes from a shared system, like a roof, exterior wall, or main plumbing line, the association is usually responsible for fixing the source of the leak. They may also cover some or all of the structural repairs from the damage.
HOAs don’t usually cover leaks caused by issues inside the homeowner’s unit. These include things like:
- Failing water heaters
- Dishwasher or washing machine leaks
- Burst pipes in the walls owned by the unit
- Poorly maintained fixtures
HOAs may not cover leaks that worsened due to delayed reporting. Some associations limit the payment amount if water continued to damage the unit because the issue was not addressed promptly.
This is why acting quickly is important. The faster the source is identified, the easier it is to determine who is responsible for stopping the source and starting repairs.
Do HOAs Cover Plumbing?
HOAs typically cover plumbing only if the issue comes from a system that serves more than one unit. Shared plumbing stacks, main supply lines, or common-area pipes are often the association’s responsibility. When these fail, the HOA will manage the repair of the source.
Plumbing problems inside the unit, such as pipes that serve only one home, as well as fixtures and appliances, are usually the homeowner’s responsibility. That can include leaks from:
- Toilet supply lines
- Shower or sink plumbing
- Water heaters
- Dishwashers and washing machines
Some HOAs also do not cover plumbing issues due to a lack of maintenance. If the leak was preventable, the responsibility often shifts back to the homeowner.
Checking your community’s CC&Rs can determine if the HOA is responsible for water damage in your unit.
What Repairs Are HOAs Responsible For?
When is the HOA responsible for water damage repairs? Typically, HOAs are responsible for repairs connected to the structure of the building or areas used by multiple residents.
Common HOA responsibilities may include:
- Repairing roofs, exterior walls, or foundations
- Fixing shared plumbing lines
- Restoring common-area drainage issues
- Handling structural drying if required for building safety
- Coordinating the restoration of any damaged common spaces
Homeowners usually handle repairs inside their unit. This often includes replacing flooring, drywall, cabinets, and personal property, depending on insurance coverage.
Which Types of Water Damage Aren’t Covered by Condo Insurance?
Condo insurance policies often cover sudden and accidental water emergencies. However, not all types of water damage qualify.
Water damage that may not be covered includes:
- Long-term leaks or slow drips
- Damage caused by poor maintenance
- Water entering through cracks that were not repaired
- Flooding from storms or rising groundwater (requires separate flood insurance)
- Damage caused by sewer backup without a specific policy add-on
Since these issues aren’t covered, it’s important to report leaks to the HOA or property manager as soon as possible to prevent exclusions or coverage disputes.
Insurance — Who Pays What?
Determining who pays for the repair depends on two types of insurance: the HOA’s master policy and the homeowner’s individual HO-6 policy. The HOA’s master insurance policy typically covers common areas and the main building structure, while the homeowner’s HO-6 policy covers unit interiors and personal belongings.
Here’s a general breakdown of how costs are divided:
- The HOA’s insurance covers the building structure and common plumbing lines.
- The homeowner’s insurance (HO-6) covers interior finishes like flooring, drywall, and cabinets.
- Deductibles may be assigned to the party responsible for the source of the leak.
- Some HOAs require homeowners to carry specific coverage amounts for interior repairs.
Even if an HOA’s master policy covers repairs, a homeowner must still file an HO-6 claim for any personal damage incurred.
The Bottom Line
Water damage in an HOA or condo community doesn’t always come with a clear answer about who is responsible. The source of the leak, the language in the CC&Rs, and the association’s specific policies all play major roles in determining who pays for repairs. In general, HOAs handle damage tied to shared structures or systems, while homeowners manage what happens inside their own unit.
The most important thing you can do is act quickly. Water spreads quickly and can cause significant damage in a matter of hours. Reporting the issue right away helps establish responsibility and prevents delays with the HOA, insurance companies, or restoration professionals.
Many homeowners feel overwhelmed navigating responsibility, documentation, and insurance requirements. That’s why having a trusted water damage team on your side makes a difference. With Expert Water Removal, you get fast response times, detailed documentation, and experienced technicians who understand how to work with HOAs and insurance carriers.
Contact Expert Water Removal
If you’re facing a sudden leak, appliance malfunction, or flood, you may be wondering, “Is HOA responsible for water damage?” Expert Water Removal is here to protect your home and guide you through the following steps. Our team responds quickly, identifies the source, documents the damage, and helps with the claims process to ensure you receive the coverage you need to recover.
Reach out anytime to schedule service or get help from our team.