Better Condo
Coverage,
No Renewal Surprises
Property managers and condo boards in Ontario come to us when the renewal jumps, a deductible chargeback turns into a fight, or the master policy has gaps nobody caught. You get a named broker, a plain-English coverage scorecard, and pricing shopped across multiple markets
Water deductibles on Ontario condos now reach six figures. One uncovered loss can become a special assessment on every owner. A free review tells you where you stand.
Prefer to talk first? Book a call with Peter Hall
Get Quoted. Get Certain.
Licensed across 9 provinces
Markets include Premier, Travelers, Chubb, Gore Mutual, Liberty Mutual, and Lloyd's
Award-winning Ontario brokerage
What Does Condo Corporation
Insurance Cover In Ontario?
A condo corporation master policy covers the building’s units and common elements against major perils at full replacement cost, plus the corporation’s liability and its directors and officers. The Condominium Act, 1998 requires this coverage under sections 99 and 39. It does not cover what individual unit owners insure themselves.
Property
The structure, common elements, and standard units, written to full replacement cost (s. 99, Condominium Act, 1998).
Liability
Claims from injuries on common elements, plus directors and officers liability for the board (s. 39).
Financial Protection
Coverage that keeps a single loss from turning into a special assessment on every owner.
The Renewal Is Not The Problem.
Being Surprised By It Is.
Most property managers and boards do not leave a broker over price. They leave after one bad moment that the broker did not see coming.
The Renewal Ambush
The letter arrives with a large increase and no market summary explaining it. You find out at renewal, not 90 days out, and now you are explaining it to owners with nothing in hand.
The Deductible Chargeback Fight
Deductibles that used to be $5,000 now run $25,000 or higher, with water deductibles reaching into six figures on some buildings (Robins Appleby, 2023). When damage starts in a unit, the corporation charges the owner under its deductible bylaw and section 105. Without the right structure and owner communication, that becomes a dispute the board carries.
The Coverage Gap Nobody Flagged
An appraisal that lapsed past 36 months can void guaranteed replacement cost and trigger a coinsurance penalty, so a covered loss comes back underinsured (Normac; CCI). Boards rarely learn this until the claim.
The Special Assessment Threat
Reserve funds are already stretched, and 16% of corporations used a special assessment between 2018 and 2023 (Canadian Condominium Institute). A premium spike or an uninsured loss lands straight on owners.
If you sit on the board, the exposure is personal. A coverage gap or a botched chargeback does not just cost the corporation.
It puts your name on the decision and you in front of angry owners at the next meeting
You do not need a cheaper policy. You need a broker who reads the whole file before the bad moment, not after.
Start With A
Free Policy Review
Hand us your current master policy and most recent appraisal. Within a few business days you get a one-page coverage scorecard that shows, in plain English:
- Your limits, deductibles, and the sublimits and exclusions that usually hide on page 12.
- Whether your appraisal is current enough to hold guaranteed replacement cost.
- Where your deductible structure and bylaw leave the corporation or owners exposed.
- What the same coverage looks like priced across multiple markets
No obligation. If your current program is sound, we will tell you that. If it is not, you will see exactly where, with a fix for each line.
Managing a portfolio? Ask about a multi-building review for your whole book.
Coverage We Place For Condo and Strata Corporations
Coverage
What it protects
Learn more
Property and common elements
Building, common elements, standard units at replacement cost
Directors and officers liability
Board members' personal exposure for decisions made for the corporation (s. 39)
Commercial general liability
Injury and property damage claims on common elements
Units under renovation or vacant
Unsold, vacant, or under-construction units
Cyber and crime
Owner records, fraud, and funds held by the corporation or manager
New build and major projects
New towers and large common element work
Need a custom quote now? Start a quote or meet the team.
Why Property Managers
And Boards Switch To Us
Four value props:
A Named Broker, Not a Call Center.
You get a direct line to a licensed broker who knows your buildings. Peter Hall leads condo and strata accounts in Ontario.
Pre-Emptive Renewals
We market your renewal 90 or more days out and hand you a written market summary, so you walk into the owner meeting with answers, not surprises.
The Coverage Scorecard
Limits, deductibles, sublimits, and exclusions in plain English on one page. No more reading a 40-page wording to find the gap.
Multiple Markets, One Broker
Multiple markets, one broker. We shop your program across markets including Premier, Travelers, Chubb, Gore Mutual, Liberty Mutual, and Lloyd’s, so you see real options, not one carrier’s quote.
Typical Condo Broker Vs Ai Insurance Organization
What matters to a board or PM
Typical broker
Ai Insurance Organization
Who handles your file
A queue or rotating service team
A named licensed broker with a direct line
When you hear about the renewal
At renewal, with the increase
90+ days out, with a written market summary
How coverage is explained
A 40-page wording you decode yourself
A one-page plain-English coverage scorecard
How many markets are shopped
Often one carrier's quote
Multiple markets, real options side by side
Appraisal and adequacy tracking
Your problem to remember
We flag a lapsing appraisal before it voids coverage
Deductible and chargeback support
Hands it back to the board
We structure it and help you communicate it to owners
Need a custom quote now? Start a quote or meet the team.
An Award-Winning
Ontario Brokerage
Ontario’s Estates Act requires an administration bond in specific situations. Other provinces have similar requirements. Here are the most common triggers:
FAQ
Condo corporation insurance questions, answered
Yes. Under section 99 of the Condominium Act, 1998, the corporation must insure units and common elements against major perils at full replacement cost. Section 39 also requires directors and officers liability insurance where it is reasonably available.
Who pays the condo corporation's insurance deductible in Ontario?
It depends on where the damage started. If it began in a unit, most corporations have a deductible bylaw that, under section 105, lets them charge the unit owner the lesser of the repair cost and the deductible, often including other affected units. If it started in the common elements, the corporation pays.
Why does our condo insurance keep going up when we have no claims?
Two reasons. Insurers raise the building’s replacement cost value each year, which raises the premium on its own. And the wider market has been hit by rising repair costs and water damage claims, which pushes rates and deductibles up across the board.
How high are condo deductibles now?
Water deductibles of $25,000 or more are common, and buildings with a claims history can see them reach into six figures. Ten years ago $5,000 to $10,000 was normal (Robins Appleby, 2023).
How often does a condo corporation need an insurance appraisal?
Most declarations require an updated appraisal every three years, and guaranteed replacement cost generally depends on an appraisal current within 36 months. Let it lapse and you risk a coinsurance penalty on a claim (Normac).
What is a coverage scorecard?
A one-page summary of your master policy: limits, deductibles, the sublimits and exclusions that are easy to miss, and where the corporation or owners are exposed. We provide it free as part of a policy review.
Can you insure condo and strata corporations outside Ontario?
Yes. We place corporation accounts in British Columbia, Alberta, Saskatchewan, Manitoba, New Brunswick, Nova Scotia, Prince Edward Island, and Newfoundland, in addition to Ontario. We do not write in Quebec.
We are mid-term. Can you still review our policy?
Yes. A review any time tells you where you stand and what to fix before renewal. We market most renewals 90 or more days out, so the earlier we see the file, the better the result.
Do you work with property management firms across a portfolio?
Yes. We run multi-building reviews for management firms and consolidate renewals so you are not chasing different dates and brokers across your book.
Get Certain About
Your Condo Coverage
what it costs elsewhere, and where the gaps are. No obligation, no pressure.
