Calculator Inputs
Use the expanded options to model percent bases, deductible bounds, allocation methods, reserve offsets, and recovery scenarios.
Example Data Table
Use these scenarios to test different policy structures.
| Scenario | Claim | Master deductible | Allocation | Reserves | Loss assessment | Estimated out of pocket |
|---|---|---|---|---|---|---|
| Fixed master, full allocation | $18,000 | $5,000 | 100% | $0 | $0 | $6,000 |
| Percent master on insured value | $12,000 | 1% of value | 40% | $500 | $3,000 | $0–$?* |
| Unit-count split with recovery | $30,000 | $10,000 | 1 of 60 | $0 | $1,000 | $?* |
Formula Used
- Percent deductible amount = base × (percent ÷ 100). Base can be claim or insured value.
- Master bounded amount = max(master, minimum), then min(result, maximum).
- Effective master deductible = higher of master/special, or replaced by special.
- Owner master share = effective master × share percent, or × (units owned ÷ total units).
- Reserve offset reduces the owner share first.
- Reimbursement = min(remaining, limit) × (percent ÷ 100).
- Loss assessment offset = min(remaining, loss assessment limit).
- Net master paid = remaining after offsets (not below zero).
- Net unit paid = unit deductible − unit reimbursement (not below zero).
- Total before recovery = net master + net unit.
- Recovery applied = min(total, recovery cap) × (recovery percent ÷ 100).
- Total out of pocket = (total − recovery), optionally capped.
How to Use This Calculator
- Enter the claim amount and optional insured value.
- Choose master deductible type and percent base.
- Add minimum and maximum values if applicable.
- Enable special deductible and select the rule when needed.
- Select an allocation method and enter required fields.
- Enter reserves, reimbursements, and loss assessment limits.
- Add optional recovery and an out-of-pocket cap.
- Press Calculate to view totals, tables, and graphs.
Deductible layers that affect a condo owner
Condo claims often involve both an association policy and an owner’s unit policy. The master deductible may be assessed to owners, while the unit deductible applies to personal coverage. This calculator estimates each layer, then combines them into an out‑of‑pocket figure. It also flags when special storm deductibles override standard terms, common in coastal markets.
Percent deductibles and choosing the right base
Many association policies define deductibles as a percentage. Some use claim amount, while others use insured value or building limit. Enter insured value when your documents reference total value, then set the percent base accordingly. Optional minimum and maximum bounds model endorsements that set a floor or ceiling, improving estimates across loss sizes.
How allocation methods change your assessed share
Assessments can be allocated by a fixed percent, by unit count, or by ownership interest stated in bylaws. Percent allocation fits when your HOA communicates a share directly. Unit‑count allocation fits when deductibles are split evenly. The assessment cap option models rules that limit any single owner’s responsibility per occurrence.
Offsets that reduce what you actually pay
After determining your assessed share, policies may provide offsets. HOA reserves can cover part of the deductible before owners are billed. Deductible reimbursement coverage can repay an assessed amount up to a limit. Loss assessment coverage can reduce what you owe, but only to its limit and conditions. Recovery settings model reimbursements from a responsible party. Use reserve offset when the board confirms a planned reserve draw today.
Using graphs and exports for better decisions
Charts make it easier to understand the split between covered amounts and cash you must fund. The stacked breakdown shows how reserves, reimbursements, loss assessment, and recovery offset master and unit portions. The sensitivity chart shows cost changes as the assessed percentage moves from 0% to 100%. Export to CSV or PDF for records. Use the graphs when budgeting or comparing endorsements before renewal meetings quickly.
FAQs
What does “effective master deductible” mean?
It is the master deductible after applying special storm rules and any minimum or maximum bounds. The calculator uses either the higher deductible or a replacement rule, based on your selection.
When should I use insured value as the percent base?
Use insured value when your association documents define the deductible as a percent of the building limit or insured value. If the deductible is defined as a percent of the claim, keep the base as claim.
How does unit-count allocation work?
The calculator multiplies the effective master deductible by units owned divided by total units. This models equal or proportional unit splits. Use percent allocation if your HOA provides a specific share.
What is the HOA reserve offset field for?
It models the portion of your assessed share that the association plans to pay from reserves before billing owners. Enter only an amount you can reasonably confirm from HOA communications.
Why are there both reimbursement and loss assessment limits?
Reimbursement can repay deductible assessments under certain coverages. Loss assessment coverage can also offset assessed amounts, but each has its own limits, conditions, and eligibility. Enter both if your policy includes them.
How is recovery applied in the estimate?
Recovery reduces the combined out-of-pocket total by a chosen percent, optionally capped. It models reimbursements from a responsible party or subrogation-related returns after settlement, which can take time and may be uncertain.