Strata Insurance Broker
Learn more about Residential and Commercial Strata Insurance and how you can benefit from using Morgan Insurance Brokers as your Strata Insurance Broker
Strata insurance broker — who do we help?
Strata insurance is not one-size-fits-all. A two-lot duplex has fundamentally different insurance needs to a 200-unit residential tower or a mixed-use commercial development. We arrange specialist strata insurance for owners corporations, body corporates, and lot owners across every scheme type — with transparent fees, no hidden commissions, and full claims management included.
Duplexes
Two-lot schemes and semi-detached homes
Two-lot duplex schemes are often the most underinsured strata properties in Australia — many owners assume their individual home and contents policy covers the shared structure, when it doesn't. A strata policy is required the moment there is a shared wall, shared roof, or common property between two or more lots. We arrange strata insurance for duplexes including building, common area liability, and lot owner liability — often simpler and cheaper than owners expect.
Townhouses
Residential townhouse complexes
Townhouse complexes typically have multiple lots sharing common driveways, gardens, fencing, and roofing structures — all of which need to be covered under the strata policy rather than individual lot policies. We structure townhouse strata insurance that covers the full replacement cost of the building and common areas, the owners corporation's public liability, and office bearers liability for committee members making decisions on behalf of the scheme.
Large apartment buildings
Mid-rise and high-rise residential strata
Large residential apartment buildings carry the most complex strata insurance requirements — high replacement values, significant common area liability exposure, building defect history, and in many cases cyclone or flood risk depending on location. Getting the sum insured right is critical — underinsurance in a multi-storey building can mean the difference between a full rebuild and a shortfall that owners must fund personally. We arrange independent replacement cost assessments and compare policies across a specialist strata insurer panel.
Commercial strata
Office, retail and mixed-use strata developments
Commercial strata schemes — office towers, retail centres, and mixed-use residential and commercial developments — require specialist commercial strata policies that cover the building fabric, common areas, and the unique liability exposures of a tenanted commercial environment. Many standard strata insurers are residential-focused and price commercial strata incorrectly or apply restrictive exclusions. We access commercial strata specialists who understand the risks of mixed-use and commercial lot configurations.
We manage all strata claims — at no extra cost to you
Full claims advocacy from lodgement to settlement
Most strata managers will lodge a claim on your behalf — but that's where their involvement ends. The negotiation with the insurer, the follow-up on assessors, the push for a fair settlement — that's your problem. Not ours.
When you hold your strata insurance through Morgan Insurance Brokers, we manage the entire claims process on behalf of the owners corporation — from the moment a claim is lodged through to settlement. We liaise directly with the insurer, challenge decisions we believe are unfair, and push for the fastest and fairest outcome possible. There is no additional fee for claims management. It is included as part of our service.
For owners corporations dealing with building damage, water ingress, or liability claims — which can run for months — having a broker who actively manages the claim rather than passing it to the insurer and stepping away makes a material difference to both the outcome and the time it takes to resolve.
Transparent commissions and fees — no hidden markups
You know exactly what we earn and what you pay
Many strata managers in Australia arrange insurance as part of their management service — and earn a commission from the insurer for doing so. That commission is not always disclosed clearly, and the insurer selected is often the one that pays the highest commission to the manager rather than the one that offers the best cover at the best price for the owners corporation.
As a licensed insurance broker, we are required by law to disclose our remuneration — both commission received from the insurer and any broker fee charged to the owners corporation — in full before you commit to anything. We compare policies across a large panel of strata specialist insurers and recommend based on cover quality and price, not on which insurer pays us the most.
Our fee structure is simple. We receive a commission from the insurer when your policy is placed — the same mechanism as any insurance broker. We disclose the exact dollar amount of that commission to you upfront. There are no hidden markups, no administration fees buried in the premium, and no surprises at renewal.
You don't need your strata manager to arrange your insurance
Owners corporations can appoint their own insurance broker directly
Many owners corporation members don't realise this — but your strata manager does not have to arrange your building insurance. The owners corporation has the right to appoint its own insurance broker directly, completely independent of the strata manager. The strata manager continues to manage the day-to-day operations of the scheme — but the insurance is arranged, reviewed, and managed by a broker who works solely in the interests of the owners corporation.
This is particularly valuable for owners corporations who are unhappy with how their strata manager has handled insurance renewals, claims, or premium increases — or who simply want an independent expert reviewing their cover rather than a manager who may have a financial incentive to select a particular insurer.
Switching your strata insurance broker mid-term or at renewal is straightforward. We handle the transition, notify the outgoing insurer, and ensure there is no gap in cover during the changeover. The owners corporation simply passes a committee resolution to appoint us — and we take it from there.
Whether you manage a two-lot duplex or a 200-unit apartment tower — get a free strata insurance comparison today. We compare policies across a large panel of specialist strata insurers, disclose all commissions upfront, and manage every claim on your behalf at no additional cost.
Get a strata insurance quoteWhat does Strata Insurance Cover?
Strata Insurance can offer general protection which may include cover against:
What does strata insurance cover?
A comprehensive strata insurance policy covers the building, common areas, and the owners corporation's liability exposures under one policy. The specific covers available vary between insurers — a broker compares policy wordings across the market to ensure your scheme holds the right combination of covers for its specific risk profile, location, and scheme type.
Property damage — building and common contents
Covers repair or replacement of the building structure, common area contents, and shared property damaged by fire, storm, flood, escape of liquid, impact, and other insured events. The sum insured must reflect the full replacement cost of the building — not the market value. Underinsurance is the most common and costly error in strata insurance, particularly after the sharp rise in construction costs since 2020.
Loss of rent and temporary accommodation
Covers individual lot owners for lost rental income — or temporary accommodation costs if owner-occupied — when a unit is rendered uninhabitable by an insured event. If a fire or flood forces a tenant out and the unit is unliveable during repairs, loss of rent cover replaces the rental income for the repair period. This cover is often undervalued by owners corporations and inadequately set at renewal.
Catastrophe insurance
Covers the increased costs of rebuilding or repairing a strata scheme when a government-declared catastrophe event — such as a major cyclone, earthquake, or flood — creates a surge in construction costs and material shortages. Catastrophe cover ensures the owners corporation can meet the higher rebuild cost during a declared disaster without being left short by the standard sum insured.
Public liability
Protects the body corporate or owners corporation from claims made against them for personal injury or property damage resulting from their negligence — including incidents in common areas, carparks, lifts, stairwells, and shared facilities. Public liability is one of the most critical covers in any strata policy and the minimum limit should reflect the size and risk profile of the scheme.
Office bearers liability
Covers the individual members of the body corporate committee — chairperson, secretary, treasurer — for claims arising from the decisions they make on behalf of the owners corporation. Committee members volunteer their time and can be held personally liable for wrongful acts, errors, or omissions made in their capacity as office bearers. Office bearers liability protects them from personal financial exposure for good-faith decisions that are subsequently challenged by lot owners or third parties.
Voluntary workers
Covers compensation costs for volunteers who are injured while performing unpaid work on behalf of the body corporate — such as maintenance, gardening, or administrative tasks carried out by lot owners or committee members. Voluntary workers who are not employees are not covered by workers compensation — this specialist extension fills that gap and ensures the owners corporation is not personally liable for a volunteer's medical costs and lost income.
Machinery breakdown
Covers the cost of repairing or replacing common area mechanical and electrical equipment — lifts, air conditioning systems, pool pumps, car stackers, fire suppression systems, and building management systems — following sudden and unforeseen mechanical or electrical breakdown. Standard property damage cover does not extend to mechanical breakdown, making this an essential extension for strata schemes with significant plant and equipment in common areas.
Flood cover
Covers the building and common areas for damage caused by flooding — including riverine flooding, overland flow, and storm surge — where this cover is available and appropriate for the scheme's location. Flood cover is not automatic in most strata policies and is assessed based on the property's flood risk, postcode, and elevation. For strata schemes in flood-affected areas of Queensland, NSW, and Victoria, confirming flood cover terms is one of the most important steps in arranging the right strata insurance policy.
WHY IS STRATA INSURANCE SO EXPENSIVE?
Strata insurance can be expensive due to several factors, including the high replacement cost of th building and common property and the potential for multiple claims within the same building and same policies. Additionally, factors such as the location, building age, and the claims history of the building can impact insurance premiums.
The use of a strata manager to assist in arranging your insurane can also increase the amount you pay annually.
While it’s not accurate to say that all strata managers receive kickbacks on insurance, there have been cases where conflicts of interest arise. In some situations, strata managers might receive commissions or incentives from insurance brokers for recommending their services to the strata corporation. This practice can lead to a conflict of interest, as the strata manager may prioritise their financial gain over finding the most cost-effective and suitable insurance for the strata community.
Your Dedicated Strata Insurance Broker
Kari Massey
Senior Insurance Broker — Strata Insurance Specialist
Kari Massey is an insurance broker specialising in strata insurance, bringing dedicated expertise to one of Australia’s most complex and often misunderstood insurance sectors. Kari works closely with owners corporations, strata managers, and lot owners to identify their specific risks, from building and common property damage to public liability, office bearers liability, and fidelity cover, and structures insurance programs that provide genuine, comprehensive protection for the whole scheme.
With a thorough understanding of the operational complexities facing residential strata, commercial strata, and mixed-use developments, Kari is well placed to navigate the strata insurance market on her clients’ behalf. She works with a broad panel of Australian insurers to secure competitive, tailored cover that reflects the real risks of managing a strata scheme, and the real consequences when cover falls short at claim time.
Kari is committed to building long-term relationships with her clients, providing clear advice, proactive policy reviews at every renewal, and hands-on claims support when owners corporations need it most.
Client Success: Brisbane Residential Strata Scheme
When the chair of an owners corporation in Brisbane came to me, they were frustrated. Their strata manager had been renewing the same policy with the same insurer for years without question and the premium had crept up significantly while the cover had quietly narrowed.
When I looked through their existing policy, I could see they were paying for inclusions that simply didn’t reflect their building anymore. More concerning were the gaps, their sum insured hadn’t been reviewed against current rebuild costs, their public liability limit was below what most strata schemes of their size should carry, and they had no office bearers liability cover protecting the committee members who make decisions on behalf of the scheme.
I took their risk profile and approached a large panel of strata specialist insurers. What came back was a policy that properly reflected the building’s current replacement value, included the office bearers and fidelity cover they were missing, and came in at a lower premium than what they’d been paying.
For the owners corporation, it meant going into the next AGM knowing the scheme was properly protected, and that the committee members weren’t personally exposed if a decision made in good faith was ever challenged.
If your strata scheme hasn’t had a proper insurance review recently, I’d love to have a look.
EXPERIENCE
8+ years in insurance broking
LOCATION
NSW
Everything we do for your strata scheme — included
We offer a full range of ongoing strata insurance services at no additional charge throughout the year. No hidden fees, no surprise invoices — just expert support whenever you need it.
throughout the year
Lodging claims and paperwork
We lodge all strata claims on behalf of the owners corporation and handle every piece of associated documentation from the start.
Claim follow-ups
We chase the insurer on your behalf — assessors, repairers, and settlement — so the owners corporation doesn't have to.
Organising trades for repairs
We facilitate and coordinate tradespeople for insurance-related repairs, making sure work is completed correctly and claims are settled properly.
Approaching insurers at renewal
We approach our panel of specialist strata insurers every year to obtain competitive quotes — not just rolling over your existing policy.
Liaising with lot owners on premiums
We handle direct communication with unit owners regarding premium payments, levy contributions, and policy queries throughout the year.
Premium funding options
We arrange monthly premium funding so owners corporations can spread annual strata insurance premiums rather than paying in one lump sum.
Policy and endorsement updates
We keep your strata policy updated throughout the year — endorsements, mid-term changes, and coverage adjustments handled promptly.
Renewal information and review
We obtain updated building information, replacement cost assessments, and insurer renewal terms well ahead of your renewal date — no last-minute surprises.
Personalised Service. Competitive Premiums. Free Claims Handling. Annual Policy Reviews. Contact Morgan Insurance Brokers Today.
Contact Morgan Insurance Brokers for your tailored Residential Insurance Quote.
Frequently Asked Questions
Strata Insurance is Mandatory in QLD if the property is Strata Titled as per Part 6 Insurance—Act, section 189 of Body Corporate and Community Management (Standard Module) Regulation 2020.
The Body Corporate must insure the property for full replacement value for loss or damage.
Residential Strata Insurance does not cover your individual unit for items such as fixtures & fittings (carpets, curtains, blinds etc) or your own personal contents items for damages. If you are the owner occupier, you should consider home contents insurance.
You may require Landlords Insurance policy if your unit is leased to tenants. A Landlords Policy can be insured in additional to your Residential Strata policy and can extend to cover the below events:
- Rent Default & Theft By Tenant
- Accidental Damage, Intentional Damage, and Malicious Damage By Tenant
- Landlords Liability
A Strata Manager is essentially a property manager for the building. They can pay invoices, arrange maintenance and repairs, and faciliate Insurance.
An Insurance Broker purely handles the Insurance for the building, including approaching the market for quotes for the property, lodging claims, managing the repair process during the clais process, and handling any enquiries that are insurance related. An Insurance Broker is a specialised service that is at no additional cost.
Morgan Insurance Brokers is a specialist Strata Insurance Broker and have access to the leading Strata Insurers, including Corporate Home Unit (CHU), Strata Unit Underwriters (SUU), Flex Insurance, Axis Underwriting, Longitude and QUS.
Residential Strata Insurance premiums are calculated on the below factors
Location;
How Many Units/Building Sum Insured;
Claims History;
Additional Benefits selected on the policy;
Which insurer you’re insured with;
It always pays to do a market comparison using Morgan Insurance Brokers to ensure that you are receiving the most competitive quote available.
If you elect to insure for Machinery Breakdown Insurance under a Strata Title Policy, this will extend to cover motor breakdown to items that are in the body corporate’s common areas such as lifts, water pumps, washing machines etc. It will not cover the unit owners items, such as individual air conditioning units.
A Strata Insurance Policy comes with many different sections. The primary covers are the building, public liability insurance, loss of rent/temporary accomodation cover and common contents cover.
In addition to this, there are covers such as Voluntary Workers, Catastrophe Cover, Officers Bearers Liability, Lot Owners Fixtures & Fittings, Fidelity, Government Audit Costs; Legal Expenses that can be added or removed from your cover depending on the size and requirements of your building.
Some insurers give you more flexibility to remove these covers, whilst other insurers include many of these covers as standard.
Flood Cover is not automatic on a Strata Insurance policy and has to be requested, and approved by the insurers.
The insured value on your Insurance Policy should be determined by a building replacement valuation conducted within the last 5 years. Each year, your building sum insured will automatically increase with CPI which can range between 3-7%
Common Contents uner a Strata Insurance Policy will protect the common area contents owned by the building. For example, common area contents can insure if there is a front desk area that has electronics, appliances, art work etc.
Common Contents will not extend to cover the contents of the individual lots owners.
An Owners Corporation (formerly known as a Body Corporate) is a term used to describe a group of owners that own the property where their unit/townhouse/villa is located.
An Insurance Broker is an experienced professional who can source strata insurance quotes on behalf of the owners corporations. Insurance Brokers put together their recommendation for the property based on many factors, not just price alone.
A block of units could be owned by the one owner and may not require strata insurance. Strata Insurance are for properties that have multiple units, with different owners, that is registered as a strata titled property.
If the unit/property is occupied by a commercial tenant, then you will also need to insure for Property Owners Liability. This is a Public Liability Insurance policy that will protect your liabilities in the event that your tenant, or a member of the public is injured at the unit in which you are found liable for.
The process of determining the cost of strata insurance can be complex and multifaceted. One of the primary factors that will influence the cost is the specific risks associated with the particular strata property. This might include factors such as the location of the property, the age and condition of the building, the number and type of units, and the history of claims in the area. Insurance providers will also take into account the amount of coverage that is required.
Unfortunately, it is not possible to insure only one side of a strata duplex. This is because both sides of the duplex are typically considered to be part of the same strata property, and as such, both units must be insured under the same policy. The reason for this is simple: if an incident were to occur that caused damage to one side of the duplex, it could very well impact the other side as well, and both owners would likely be affected by the damages incurred. Therefore, it is important to ensure that both sides of the duplex are insured together, to provide adequate protection and coverage for all parties involved.
