Your Georgia condo insurance was dropped or jumped — wind, hail, and the coast

Georgia at a glance

Premiums and deductibles

Homeowner premiums in Georgia have risen roughly 48% since 2019, and coastal and north-Georgia master policies now carry wind/hail deductibles of 2–5% of insured value. When a hailstorm or a coastal blow hits and the deductible is that large, the association often can't absorb it from reserves — so it becomes a special assessment.

Non-renewals and the backstops

Carriers are non-renewing policies in 'high-risk' Georgia areas, pushing associations toward the Georgia FAIR Plan (fire) or the Georgia Underwriting Association wind pool — both last-resort options with limited capacity. A building leaning on either is more fragile and usually paying more for less.

What's required and the flood gap

Condos must carry all-risk property covering full replacement cost plus liability (§ 44-3-107), but flood is separate and usually excluded. Coastal Georgia buildings (Savannah, Tybee, Brunswick) face surge exposure that needs NFIP or private flood coverage the master policy won't provide.

Sources

• O.C.G.A. § 44-3-107 — condominium insurance coverage(High)
• CBI — Georgia homeowners insurance costs surge(Medium)
• O.C.G.A. § 44-3-111 — disclosure(High)

Educational only — not legal, financial, or engineering advice. Confirm against the current statute and, where it matters, a Georgia-licensed professional.