Water Damage in Condos and Multi-Unit Buildings: Who's Responsible?

Living in a condominium is a popular option for housing in Kauai, in part because it requires less individual maintenance from the owner, since many areas of the building are handled by the association. The HOA may cover landscaping, repairs to shared facilities, roofs, fences, and other common areas. The association typically carries a master policy on the building itself. Do not assume that master policy covers everything, though. Flood is generally not included in a standard master policy and has to be bought separately, and the association's coverage usually stops at the building, not at your belongings or your interior finishes. Your own unit-owner policy is what fills those gaps, and mold is commonly excluded or capped on both.

Generally, you are responsible for the contents and interior of your unit, while the HOA covers the structure and shared systems. But exact responsibilities vary by building, by the association's governing documents, and by the specific policies in force. If a fixture of your condo breaks, that falls under your jurisdiction. If a pipe is leaking from your sink, that is likely yours to address as well as any damage that may result from the leak. Read your association's declaration and your own policy rather than assuming, because the split is not the same in every building.

The tricky part: in condos or multi-unit buildings, water damage often doesn't just affect one home. An unaddressed leak can impact neighbors and shared infrastructure, crossing lines of responsibility. Whether it's a burst pipe from upstairs or an overflowing appliance, liability can be complicated.

Because we understand the nuances of working with insurance companies and property managers, we coordinate our repair efforts to comply with all guidelines. We will collaborate with the insurance provider to streamline the restoration process, documenting each step for your records. If you own a condo or apartment in Kauai in need of repair, let us take some stress off your plate by doing our job well.