Your buildings are your business. Your program needs to protect what’s actually at stake.

Hotels, apartment communities, multifamily portfolios, and HOA-governed properties carry one of the most layered risk profiles in commercial insurance. You’re managing buildings, residents, guests, common areas, employees, vendors, board obligations, and a constant flow of slip-and-fall, water damage, and liability exposure — often across multiple properties at once. A single uncovered loss can move from inconvenient to catastrophic in a matter of hours.

Most hospitality and habitational programs aren’t underinsured because the operator skipped coverage. They’re underinsured because the program was built around a generic application — not around how the property actually operates. Inadequate ordinance and law coverage, missing or sublimited water damage, overlooked D&O exposure for HOA boards, mismatched property valuations, and gaps between premises liability and management’s exposure are common, and they don’t surface until a claim is already filed.

At Avanti Group, we run a Business Risk Diagnostic™ before we build any submission for a hospitality, multifamily, or HOA client. We map your full exposure — your property schedule, your management structure, your vendor agreements, your board responsibilities, and your loss history — and make sure every line of coverage is positioned correctly for how your property actually operates.

Who We Work With

We place insurance programs for hospitality and habitational operations across Iowa and the Midwest, including:

• Limited-service and select-service hotels
• Full-service and resort hotels
• Boutique and independent hotels
• Extended-stay properties
• Bed and breakfasts and inns
• Apartment buildings and multifamily complexes
• Garden-style and mid-rise apartment communities
• Student housing and senior living communities
• Condominium associations and condo developments
• Homeowners associations and master-planned communities
• Townhome and planned-unit development associations
• Multi-property real estate portfolios and management companies
• Mixed-use developments with residential or hospitality components

The Coverage Lines That Matter Most

A complete hospitality and habitational insurance program goes well beyond a property and general liability policy. The lines we evaluate and place include:

• Property Insurance — building, contents, and business personal property at proper replacement cost; valuations are frequently outdated and create coinsurance penalties at the time of a claim
• General Liability — bodily injury and property damage claims arising from premises and operations, including slip-and-fall, assault and battery, and habitability claims
• Liquor Liability — for hotels, condos, and resort properties serving alcohol; one of the most underinsured exposures in the hospitality sector
• Business Income / Loss of Rents — lost revenue and rental income during a covered closure or unit downtime, with limits that reflect realistic restoration timelines
• Equipment Breakdown — mechanical and electrical failure of HVAC, boilers, elevators, pool equipment, and life-safety systems; standard property policies exclude these losses
• Directors & Officers (D&O) — essential for HOA and condo association boards; covers wrongful acts, breach of fiduciary duty, and management decisions that draw owner or third-party claims
• Crime & Fidelity — employee dishonesty, theft of association funds, and forgery exposure; HOA boards have specific bonding requirements under most governing documents
• Cyber Liability — point-of-sale, reservation systems, payment data, and resident PII exposure; ransomware against property management systems is a growing threat
• Employment Practices Liability (EPLI) — wrongful termination, discrimination, harassment, and wage and hour claims in a high-turnover workforce
• Workers’ Compensation — for hotels, property managers, and HOAs with employees; accurate class codes for housekeeping, maintenance, and front-desk staff materially affect premium
• Commercial Umbrella / Excess — additional limits above primary lines; habitational verdicts have risen sharply and minimum required limits often fall short

The Risks Most Hospitality and Habitational Programs Miss

Property valuations are frequently outdated, and ordinance and law coverage is almost always too low. Construction costs have moved significantly in recent years, and a building insured at a five-year-old replacement cost figure will trigger a coinsurance penalty at the worst possible time. Ordinance and law — which covers the cost of bringing an undamaged portion of a building up to current code after a partial loss — is routinely sublimited to a fraction of what’s actually needed.

Water damage is the most frequent claim source in hospitality and habitational accounts, and the most commonly sublimited or excluded. Sewer backup, slow leaks, and unit-to-unit damage in multi-unit buildings produce some of the largest claims in the sector — yet most policies cap or exclude these losses without the operator realizing it until a claim is partially denied.

D&O coverage for HOA and condo boards is frequently missing, sublimited, or written without the right exclusions reviewed. Volunteer board members can face personal liability for management decisions, fee assessments, fiduciary duty claims, and ADA or fair housing complaints. A standard package policy usually doesn’t carry adequate D&O — and when it does, key carve-outs (insured vs. insured, prior acts, defense costs inside or outside the limit) are rarely scrutinized.

Loss of rents and business income limits are almost always too low. Operators routinely estimate the exposure based on a quick reopening assumption, then discover during a claim that the actual restoration period — including code upgrades, supply chain delays, and rebuilding occupancy — far exceeds what the policy was designed to cover. A 12-month indemnity period is often the absolute minimum for a habitational account, and 24 months is increasingly the right answer.

How to Get Started

Hospitality and habitational insurance isn’t a commodity product. The right program depends on your property type, your management structure, your loss history, your governing documents (for HOAs and condos), and the specific exposures embedded in your operation. We need to understand your portfolio before we can build the right program for it.

Call our office or use the button below to start a conversation. We’ll review your current program, identify any gaps, and let you know exactly where you stand before we ever go to market.