The fundamental condo distinction: your HOA covers the building, exterior, and shared systems. You're responsible for what's inside your unit. A home warranty for a condo is really an interior systems and appliances plan - don't pay for coverage you don't need.
HOA Coverage vs. Your Responsibility
Always check your specific HOA's CC&Rs - these vary significantly. But the general breakdown:
HOA Usually Covers
You Need to Cover
Condo Plans vs. Standard Plans
Some companies offer dedicated "condo plans" that exclude exterior-focused coverage (roof, exterior plumbing, etc.) and focus on interior systems and appliances. These are typically priced lower than full home plans.
Important:
Don't buy a full single-family plan for a condo - you'll be paying for roof coverage, exterior plumbing, and other items your HOA already covers. Ask for a condo-specific plan or appliance-plus-interior-systems plan.
HVAC in Condos - It Depends
Condo HVAC setups vary significantly. The key question: do you have your own HVAC equipment?
Individual HVAC unit (packaged unit, heat pump, fan coil)
You own and maintain it. A home warranty covering HVAC makes strong sense - you have full exposure to replacement costs.
Building HVAC managed by HOA
Cooling and heating are controlled at the building level. You don't own the equipment. Skip HVAC coverage - your HOA handles failures.
Mixed setup (fan coil unit in your unit, building chiller)
The fan coil unit in your unit may be your responsibility; the chiller is the HOA's. Verify your CC&Rs before buying HVAC coverage.
Appliance Coverage - The Primary Value Driver
In condos, appliance coverage is often the most important protection. Your appliances aren't covered by the HOA, are expensive to replace, and are your main financial exposure.
Liberty Home Guard's broad add-on menu and AHS's comprehensive appliance coverage make them solid condo choices.
Condo vs. Co-op
Condo
You own your unit directly. Home warranty applies to your unit's systems and appliances as described above.
Co-op
You own shares in the corporation. Your proprietary lease defines what you're responsible for - coverage boundaries may differ. Review your lease before buying.