Property damage? Start here.
We know damage is stressful. Start with what is happening now, then follow the steps below. You do not need to know insurance terms to begin.
The insurance company and its adjuster. Blackstone Management and the Board do not decide whether a loss is covered or how much the insurer will approve.
What is happening right now?
These are the first actions to take. If you are unsure whether there is an Association emergency, follow the community’s emergency reporting instructions.
Damage is still happening
Take reasonable steps to prevent more damage when it is safe to do so.
- Stop the source if it is safe, such as shutting off a water supply.
- Contact emergency services when appropriate.
- Report an Association-related emergency through the proper management channel.
- Contact your personal insurance carrier as soon as possible.
The immediate damage has stopped
For damage inside your unit or to your belongings, your first insurance call should normally be to your own agent or carrier.
- Tell the carrier what happened and ask whether to open a claim.
- Condominium owners can ask about their HO-6/unit-owner policy.
- Save your claim number and adjuster’s contact information.
Four steps after damage
Call your insurance company
Report the loss to your personal carrier. It can inspect the damage, review your coverage, and prepare an estimate.
Insurance reviews the loss
Your carrier determines whether your policy applies and whether the Association’s master policy may also be involved.
Master-policy adjuster reviews
If applicable, the master-policy carrier investigates and decides what coverage and amount it approves.
Arrange interior repairs
When appropriate, you select, contract with, and supervise the contractor working inside your unit.
Contact Blackstone Management so the appropriate information can be provided or the request routed. If the master policy may be involved, give management the requested claim information.
Who handles each part?
The carrier and adjuster interpret the insurance policy, investigate the loss, and decide what is covered and the approved amount. Coverage disagreements belong with the carrier or adjuster.
You, the owner
- Select and obtain quotes from your interior-repair contractor.
- Sign the contract; schedule, give access to, and supervise the work.
- Communicate with the contractor and decide whether work is complete.
- Review invoices and send approved invoices to management.
Blackstone / Association
- Facilitates administration of the Association’s claim.
- Maintains insurance proceeds received for the Association.
- Processes eligible owner-approved invoices against available approved claim proceeds.
- Does not hire, manage, schedule, inspect workmanship, or negotiate with your interior-repair contractor for you.
Insurance company
- Investigates the claim and assigns an adjuster.
- Interprets coverage and determines covered damage.
- Determines approved proceeds and explains coverage decisions.
The contractor is not an employee, agent, or contractor of Blackstone simply because approved insurance proceeds may ultimately be used to pay an invoice. Blackstone does not act as your construction manager.
How does my contractor get paid?
The invoice follows the owner first. Contractors should not send payment requests directly to Blackstone Management.
Confirm the work shown on the invoice is complete to your satisfaction. Your submission gives management your authorization to process the invoice against available insurance proceeds, subject to the approved claim.
Blackstone did not hire or supervise the contractor and cannot independently confirm that the work is finished, you accepted it, or the invoice is ready for payment. That confirmation must come from the property owner.
Insurance approval is a limit
Hiring a contractor for more than the amount approved by the insurer does not increase the insurer’s obligation. The difference may be your responsibility depending on the particular claim and applicable deductible.
Illustration from Blackstone’s claim procedure guide. Actual deductibles, coverage, and responsibility depend on the policies, governing documents, circumstances of the loss, and applicable law.
Who can answer my question?
Your insurance carrier
Ask about coverage under your policy, your deductible, belongings, improvements, additional living expenses, and your HO-6 claim.
Insurance adjuster
Ask what was approved or excluded, valuations, estimates, policy interpretations, and coverage decisions.
Blackstone Management
Ask about administrative claim information, Association insurance information, submitting owner-approved invoices, and processing approved insurance funds held by the Association.
Answers when you need them
Open the question that matches your situation. You can always ask your carrier or adjuster for a determination about coverage.
I have water damage. Should I submit a maintenance request or call insurance?
If there is an active emergency affecting Association property, report the emergency through the appropriate management channel. For damage to your unit or personal property, contact your own insurance carrier promptly. A maintenance request by itself is not an insurance claim.
Does submitting a maintenance request automatically open an insurance claim?
No. A maintenance request reports a maintenance condition. Insurance claims involve separate insurance procedures, carriers, adjusters, and coverage determinations.
Who decides whether my damage is covered?
The applicable insurance carrier and adjuster determine coverage under the insurance policy. Blackstone Management and the Board of Directors cannot approve, expand, or override the carrier’s coverage determination.
Can the Board make the insurance company cover something?
No. The Board cannot rewrite the insurance contract or direct a carrier to cover a loss the insurer has determined is outside the policy. Address coverage questions or disputes to the appropriate carrier or adjuster.
Will Blackstone find a contractor to repair the inside of my unit?
When the homeowner is responsible for contracting for interior repairs, the homeowner selects and hires the contractor. Blackstone does not select, employ, or supervise that contractor for the homeowner.
Will my Community Manager schedule my contractor?
No. The homeowner coordinates scheduling, access, construction, questions, change orders, and other dealings with the contractor they hired.
Can my contractor send an invoice directly to Blackstone?
No. The contractor should invoice the homeowner. The homeowner reviews the invoice and sends the approved invoice to the Community Manager for processing against available approved claim funds.
Why does the invoice have to come from me?
You hired and supervise the contractor. Management cannot confirm whether work inside your unit is complete or whether you approved the invoice. Your submission confirms that you are requesting payment for that invoice.
Can my attorney or contractor approve the invoice for me?
Under Blackstone’s standard claim-payment administration process, the property owner should submit the invoice. That gives management confirmation directly from the owner that payment is requested for work performed for that owner.
What if my contractor charges more than insurance approved?
Insurance proceeds do not automatically increase because a contractor charges more. Amounts exceeding available approved proceeds may become the homeowner’s responsibility, subject to the claim, deductible, policies, governing documents, and applicable law.
Does Blackstone inspect my contractor’s work before paying?
Blackstone is not the homeowner’s construction manager and does not supervise a homeowner-selected contractor. This is one reason the homeowner reviews and submits the invoice. Carriers may separately require inspections, documentation, or other claim steps.
What if I disagree with the adjuster’s estimate?
Discuss the estimate directly with the appropriate carrier or adjuster. Management may transmit or provide administrative claim information where appropriate, but it does not determine the value of a covered loss.
Does the Association’s master policy cover all my belongings?
Generally, no. Personal belongings and many owner-specific items are ordinarily addressed by individual insurance. Coverage varies; review your policy and the applicable Association policy and governing documents with your insurance professional.
What is an HO-6 policy?
An HO-6 policy is commonly used by condominium unit owners. Depending on the policy, it may cover personal belongings, parts of or improvements to the unit, liability, additional living expenses, and loss assessments.
Is every community’s insurance policy the same?
No. Policies, deductibles, governing documents, building types, and legal requirements vary. Do not assume that a claim in your community will be handled the same way as a claim elsewhere.
What kind of policy is this?
These are general descriptions. Your actual policy and governing documents determine what applies to your loss.
Master / property insurance
The Association’s property coverage. It usually protects covered Association property, structures, common areas, and other property required by the applicable policy and law. Exactly what is insured depends on the policy, condominium structure, and governing documents.
HO-6 / unit owner insurance
Your personal condominium insurance. Depending on the policy, it may address belongings, certain portions or improvements inside the unit, personal liability, additional living expenses, or loss-assessment coverage.
General liability
Generally protects the Association from covered liability claims involving bodily injury, property damage, or personal injury arising from Association premises, activities, or operations.
Directors & Officers (D&O)
Generally addresses certain claims involving decisions or actions made by Association board members and officers in their official capacities.
Fidelity / crime
Generally protects Association funds from certain covered theft, fraud, embezzlement, forgery, or fraudulent-transfer losses.
Umbrella coverage
Generally provides additional limits above specified underlying liability policies, subject to its terms, conditions, and exclusions.
Workers’ compensation
When applicable, addresses covered job-related injuries or illnesses involving employees.
A short claim checklist
Report the loss and ask whether to open a claim.
Keep photos, videos, dates, and relevant records.
Keep your claim number and adjuster’s name and contact information.
If the master policy may be involved, give management the information needed to facilitate the process.
Do not rely on insurance funds before the carrier makes its determination.
For Maryland condominium owners
Maryland condominium insurance law includes requirements for Association master policies and unit-owner claims. Depending on the condominium, the master policy generally insures specified common elements and certain original components of attached or multifamily units. Owner improvements, betterments, and personal property may require individual coverage.
Maryland law also provides that unit owners are insureds under the Association’s master policy for applicable covered losses. Management may facilitate communication and claim administration; the carrier decides whether coverage applies. Deductible responsibility may vary depending on where the cause of loss originated. Consult your carrier, Association documents, and applicable policy for your particular loss.
One question at a time.
Coverage question? Ask your insurance carrier. Disagree with an estimate? Ask the adjuster. Contractor question? Ask the contractor you hired. Ready to submit an approved invoice? Send it yourself to your Community Manager. For Association claim administration, Blackstone can assist with the administrative process.
Review emergency maintenance guidanceImportant insurance information: This page is general educational and administrative guidance. It does not supersede federal, state, or local laws, regulations, governing documents, or other legal requirements; those control if there is a conflict. Insurance policies, deductibles, building configurations, and applicable law vary by community. Nothing here guarantees coverage or a payment amount. Insurers and adjusters determine coverage under the applicable insurance contracts.
Contact your personal insurance professional promptly after a loss. Direct specific questions about coverage, exclusions, policy interpretation, or an adjuster’s decision to the appropriate carrier or qualified insurance professional.
