Boca Raton · Palm Beach County · Condominium Association Insurance
We work with condominium associations across Boca Raton, from East Boca oceanfront and Intracoastal buildings to West Boca's active-adult and 55+ communities, providing independent program reviews, Risk Profile scoring, and carrier access across all of Palm Beach County.
The Boca Raton Market
East Boca Raton's oceanfront and Intracoastal towers carry wind and flood exposure similar to other coastal Palm Beach communities. Carrier appetite depends heavily on inspection compliance, building age, and wind mitigation documentation. Most beachfront buildings are well past the 25-year coastal milestone inspection threshold.
West Boca is a different story. The concentration of 1980s-era 55+ and active-adult communities means many associations are now hitting 30-year milestone inspection requirements simultaneously, and dealing with reserve fund adequacy questions that were less urgent a decade ago. Carriers want to see the SIRS, the reserve study, and evidence of funded reserves before quoting.
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Boca Raton Compliance
Boca Raton condo boards are working against two compliance clocks, not one, and underwriters ask about both.
The first is the state requirement. Under FL Statute 553.899, any building three stories or taller within three miles of the coast needs a Phase 1 milestone inspection at 25 years. That captures the entire barrier island, the full Ocean Boulevard corridor, and most Intracoastal addresses. Boca's oceanfront inventory is dominated by towers built between roughly 1972 and 1981, which means that cohort is not approaching the threshold. It passed it years ago.
The second clock is the city's own. Boca Raton runs a building certification program that calls for inspection at 30 years rather than the 40-year standard used in some Florida jurisdictions, with reinspection every 10 years after that. The city has issued notices to barrier island buildings under that program, concentrated on North and South Ocean Boulevard. An association can be current with Tallahassee and still have an open item with the city, and carriers increasingly ask for the local certification status alongside the state milestone report.
Inland Boca is a separate market with a separate problem. The large 1980s-era 55+ and active-adult communities west of the interstate hit the 30-year inland milestone threshold in a cluster rather than one at a time, and they are carrying the reserve-funding consequences at the same moment. Because buildings of three stories or more can no longer vote to waive reserves for SIRS-mandated components, an underwriter looking at a West Boca association sees the study, the budget, and the gap between them.
That gap is the underwriting conversation. A community with a completed SIRS, a funded plan, and documented progress on deferred items prices very differently from one with the same study and no plan attached, even when the buildings are physically comparable.
If your association is on the barrier island, expect to produce the state milestone report, the city certification status, current wind mitigation documentation, and the SIRS before you see competitive terms. If you are west of the interstate, the reserve funding narrative carries more weight than the wind story. We package both differently because carriers read them differently.
What We Cover
Building structure and common elements. East Boca coastal buildings need wind-savvy carrier placement. West Boca inland buildings have different requirements, often with a greater focus on ITV adequacy and reserve-related underwriting questions.
Critical for 55+ communities where unit owners are heavily engaged and reserve decisions face intense scrutiny. D&O protects board members personally from claims arising from coverage decisions, special assessment disputes, and maintenance decisions.
Common area slip-and-fall, pool and amenity liability, and third-party property damage. Boca Raton associations with fitness centers, golf courses, and extensive amenity decks require GL that's structured for their specific common area footprint.
Required for associations with four or more employees. Many Boca Raton communities employ on-site managers, maintenance staff, and gate security, all creating WC exposure and personal board member liability under FL Statute 440 if uninsured.
Essential for East Boca coastal and Intracoastal buildings. We evaluate NFIP vs. private market alternatives and structure the flood program to integrate correctly with the master property policy.
Elevators, HVAC, generators, and pool equipment failures are excluded from standard property forms. Particularly important for Boca's older 1980s building stock where mechanical systems are reaching end-of-life cycles.
Common Questions
East Boca's oceanfront and Intracoastal buildings face coastal wind and flood exposure that requires placement with admitted or E&S carriers comfortable writing Palm Beach coastal risk. The underwriting focus is on wind mitigation, milestone inspection compliance, and ITV adequacy.
West Boca's inland communities, particularly the large 55+ developments like Kings Point and Century Village, face a different set of underwriting questions: reserve fund adequacy, building age, deferred maintenance disclosures, and SIRS compliance. Carriers writing inland Palm Beach community associations care more about governance and reserve funding than wind exposure.
Both markets have improved in 2025–2026. The key is knowing which carriers to approach for each type of building.
Age-restricted communities follow the same statutory requirements as all Florida condos: SIRS, milestone inspections, and FL Statute 718.111 fiduciary obligations. Many West Boca 55+ communities built in the 1980s are now hitting 30-year milestone inspection requirements and dealing with reserve adequacy questions that affect both insurance carrier appetite and D&O exposure.
We work with several large Palm Beach County active-adult associations and understand the specific underwriting sensitivities of this building type.
Yes. The Palm Beach County market has softened significantly in 2025–2026, with admitted and specialty carriers returning capacity for compliant associations. Buildings with current SIRS, completed milestone inspections, strong reserves, and clean loss history are seeing 20–40% premium relief versus the 2022–2024 hard market peak.
The key word is "compliant." Associations without completed inspections or with reserve shortfalls are not benefiting from the soft market to the same degree.
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Resources
Flood
The master policy excludes flood. NFIP vs. private flood, and how the two programs must fit together without gaps.
Compliance
How structural findings and reserve funding ripple into carrier appetite at renewal.
Coverage Basics
Property, GL, D&O, and what unit owners must cover themselves.
Board Duties
How D&O, fiduciary liability, and FL Statute 718 interact with board member exposure.
Market
Which carriers are writing Palm Beach County condos, and how to reach admitted and surplus lines options.