Fort Lauderdale · Broward County · Condominium Association Insurance
We work with condominium associations across Broward County — from Galt Ocean Mile high-rises to Intracoastal communities in Wilton Manors and Las Olas — providing independent program reviews, Risk Profile scoring, and access to the carriers actually writing Fort Lauderdale condo today.
The Fort Lauderdale Market
Fort Lauderdale's condo market is one of the most complex in Florida. Oceanfront towers on the Galt Ocean Mile carry coastal wind exposure that standard carriers still avoid. Intracoastal buildings face flood and storm surge underwriting requirements that changed dramatically after 2022. And the age of Broward's building stock — with many communities now hitting 25- and 30-year milestone inspection thresholds — has reshaped what carriers require before they'll quote.
We work this market daily. We know which carriers are writing Fort Lauderdale condos right now, what they need in the submission, and how to position your building's Risk Profile to access the best available terms. That's different from what a general commercial agent offers.
Talk to a SpecialistBroward County Communities We Serve
What We Cover
Every line your association needs, structured for the Broward County risk environment.
Building structure, common elements, and association personal property. Wind is the primary driver of Fort Lauderdale coastal premiums — we access admitted and E&S carriers writing Broward coastal risk in the current market.
Third-party bodily injury and property damage arising from common areas. Pool decks, elevators, garages, and amenities create liability exposure that must be correctly structured on the GL form.
Protects board members personally from claims by unit owners, vendors, or the association itself. Florida condo board litigation is common — D&O coverage is not optional for any Broward County association.
Broward's coastal and Intracoastal buildings face significant flood exposure. We evaluate NFIP limits vs. private market alternatives, and ensure the flood program integrates correctly with the master property policy.
Required for associations with four or more employees under Florida law. On-site building managers, maintenance staff, security, and pool attendants all create WC exposure — and uninsured WC creates personal board member liability under FL Statute 440.
Elevators, HVAC systems, generators, and pool equipment are expensive to repair and not covered under standard property forms for mechanical breakdown. This is particularly important for Fort Lauderdale's aging high-rise inventory.
Independent Advisory
Most brokers submit your application and return with whatever the market offers. We work backward from your building's Risk Profile — identifying which specific factors are affecting carrier appetite and pricing, and addressing them in the submission narrative before we go to market.
For Fort Lauderdale associations, the difference between a well-positioned submission and a generic one can be 15–30 points on your Risk Profile score — which translates directly to premium and carrier options.
See How Risk Profile WorksSIRS & Milestone Compliance
Since SB 4-D, Fort Lauderdale associations without a completed SIRS face narrowed carrier options and premium surcharges. Buildings on the coast that missed the Phase 1 milestone inspection deadline are seeing declinations from carriers that previously renewed them without question.
We help boards understand exactly how their inspection and reserve compliance status affects their insurance program — and what to do about it. Read more in our article on condo board roles and insurance responsibilities.
Discuss Your Compliance StatusKey Deadlines for Broward Associations
Common Questions
A Fort Lauderdale condominium association's master policy typically covers the building structure and common elements (master property), general liability for common areas, Directors & Officers liability for board members, and workers compensation for on-site staff.
Wind coverage is almost always the largest premium line for Broward coastal buildings — and requires careful attention to deductible structure, coverage-to-value ratios, and carrier appetite for coastal zip codes. Many Fort Lauderdale associations also carry flood and equipment breakdown as separate policies.
The line between the master policy and individual unit owner (HO6) coverage is defined by your Declaration of Condominium — not by a standard rule. We review this with every new association we work with.
Yes — and many carriers now require it as part of the underwriting submission, not just the statutory filing. Under FL Statute 553.899, coastal buildings (within 3 miles of the coast) require a Phase 1 milestone inspection at age 25. Fort Lauderdale beachfront and Intracoastal buildings almost universally hit this threshold.
Buildings without a completed inspection are seeing narrowed markets and surcharges. If your association is approaching the deadline or is past it, this should be the first conversation in your renewal planning.
Yes, meaningfully. The Broward County condo market has been in a soft phase since late 2024. Standard and specialty carriers are returning to capacity, and associations with completed SIRS, current milestone inspections, good loss history, and clean wind mitigation reports are seeing 20–40% premium relief compared to the 2022–2024 hard market peak.
Buildings that are non-compliant on inspections, have elevated loss ratios, or are approaching insurance-to-value shortfalls continue to face restricted markets, higher retentions, and limited carrier options.
The soft market favors associations that are prepared. We help boards get there.
Florida Statute 718.111 obligates every condominium board member to act as a fiduciary — including in insurance decisions. The board must demonstrate it obtained competitive proposals before placing or renewing coverage. Simply auto-renewing with the incumbent every year exposes individual board members to personal liability claims from unit owners who allege the board failed to test the market.
An independent marketing report from a licensed broker satisfies this requirement — even if the outcome is to remain with the current agent. The report documents that the board did its job.
We provide this report as part of every program review. There is no cost and no obligation to change anything.
A proper renewal for a Fort Lauderdale coastal condo needs 90 to 120 days minimum. Coastal buildings require more lead time because carrier appetite is narrower and submissions require more supporting documentation (engineering reports, wind mit forms, inspection certifications).
Starting at 60 days or less virtually guarantees you stay with the incumbent — not because they're the best option, but because there isn't time to do the work properly.
Resources
Board Duties
How D&O, fiduciary liability, and FL Statute 718 interact with individual board member exposure in Broward County.
Coverage Basics
Break down what's inside your master policy — property, GL, D&O, and what unit owners must cover themselves.
Market
Which carriers are writing Fort Lauderdale condos, which aren't, and how to access admitted and surplus lines options.
Fort Lauderdale · Get Started
Fill in what you have. We'll follow up within one business day. No carrier appointments to switch. No commitment.