# RD-WG-13: I own a Wellington apartment. Does the body corporate cover earthquake damage, or do I need my own insurance too?

Collected 11 October 2026

[Home and contents insurance study](https://nzbrands.ai/research/insurance/home-contents-insurance)

## ChatGPT

Answer ID: 2e427cd0-f29e-4b00-9cd7-d5768766199f

In New Zealand, your apartment’s body corporate insurance will generally cover earthquake damage to the building, but you may still need your own insurance. The key distinction is between the shared building and your personal belongings, contents, and any gaps in cover.

If you own an apartment in Wellington, it's worth checking exactly what the body corporate policy covers rather than assuming you're fully insured.

## What insurance covers what?

| Type of damage or loss | Usually covered by |
| --- | --- |
| Earthquake damage to the shared building structure | Body corporate building insurance |
| Damage to common areas, such as lifts, stairwells and shared walls | Body corporate building insurance |
| Your furniture, clothes, electronics and other personal belongings | Your own contents insurance |
| Temporary accommodation if your apartment becomes uninhabitable | Depends on your own policy and the body corporate policy |
| Damage to apartment fixtures, fittings or improvements inside your unit | Depends on the building policy and your own cover |
| Earthquake excesses, uninsured losses or shortfalls in rebuilding costs | May fall partly on individual owners through levies or other costs |

These are general guidelines, not a guarantee of what your particular policies cover. The wording of both policies matters.

## What you should check as a Wellington apartment owner

The Unit Titles Act 2010 generally requires a body corporate to insure the buildings and other improvements to their full insurable value. There are exceptions, including certain stand-alone units. [Unit Titles Act 2010](https://www.legislation.govt.nz/act/public/2010/0022/121.0/DLM1160447.html)[Unit Titles Act 2010](https://www.legislation.govt.nz/act/public/2010/22/en/latest/sections/DLM1160730/)

I recommend taking these four steps:

1. Ask for the current insurance policy and certificate of currency. Confirm earthquake damage is covered and check the building's insured value.
2. Check the earthquake excess. Ask how much the excess is and how it would be allocated between owners after a major earthquake.
3. Check for a shortfall in rebuilding cover. An insured value that is too low can leave owners facing additional costs.
4. Arrange your own contents insurance. Make sure it includes natural disaster cover, and check whether it covers temporary accommodation and your personal liability.

The Natural Hazards Commission Toka Tū Ake explains the insurance arrangements for apartments and shared properties in its [official guidance](https://www.naturalhazards.govt.nz/be-prepared/make-your-home-safer/apartments-and-shared-property/). [Apartments and shared property :: Natural Hazards Commission Toka Tū Ake](https://www.naturalhazards.govt.nz/be-prepared/make-your-home-safer/apartments-and-shared-property/)[About natural hazards cover :: Natural Hazards Commission Toka Tū Ake](https://www.naturalhazards.govt.nz/insurance-and-claims/about-nhcover/)

One important point: Your body corporate may have building insurance, but that doesn't automatically mean every cost arising from an earthquake will be paid by the insurer.

## Can I help you check your specific situation?

The most useful next step depends on whether you're living in the apartment or renting it out.

Are you living in your Wellington apartment yourself, or is it a rental property?

That makes a difference to the additional insurance I'd suggest checking.

## Gemini

Answer ID: 9fe6d2dc-258b-4fde-8d56-e0120b8b1660

In New Zealand, under the Unit Titles Act, **the body corporate is legally required to insure the building against earthquake damage**, but you still need your own insurance for specific personal and interior elements. 

The division of coverage between the body corporate and you as an individual unit owner involves several key distinctions:

### What the Body Corporate Covers
* **The Structure and Exterior:** Under Section 135 of the Unit Titles Act 2010, the body corporate must insure all buildings and improvements on the land to their full insurable (replacement) value. This includes the physical structure of the apartment block, exterior walls, roof, foundations, and all common property (such as lobbies, stairwells, and shared lifts).
* **Natural Disaster / NHCover Levies:** The body corporate’s master insurance policy automatically includes the statutory Natural Hazards Commission (NHC, formerly EQC) cover for the dwellings within the building. 

### What You Need Your Own Insurance For
While the building's structural shell is covered, a body corporate policy generally does *not* cover everything inside your apartment or your personal liability. You should look into getting your own policies for:

* **Contents Insurance:** All of your personal belongings—furniture, clothing, electronics, and appliances—are entirely your responsibility. If an earthquake damages your possessions, a personal contents insurance policy is your only protection.
* **Landlord’s Fixtures and Fittings / Improvements:** Depending on how the body corporate policy is worded and the definition of your unit's boundaries, standard master policies may cover baseline fixtures (like standard kitchen cabinetry and built-in bathroom fittings). However, if you have upgraded your apartment with high-end renovations, custom fittings, or owner-installed improvements, you may need supplemental landlord or homeowner insurance to cover the difference above the base building standard.
* **Alternative Accommodation / Loss of Rent:** While some comprehensive body corporate policies include block-level loss of rent or alternative accommodation cover, you should verify the policy limits. If the building is uninhabitable after an earthquake and the body corporate's policy falls short or doesn't cover your specific temporary living costs/lost rental income adequately, having your own policy can safeguard you.

### Recommended Next Steps
1. **Request the Certificate of Insurance:** Ask your body corporate secretary or manager for a copy of the current building insurance policy schedule. 
2. **Review the Unit Plan Boundaries:** Check what constitutes "common property" versus your "principal unit" so you know where the body corporate's responsibility ends and yours begins.
3. **Talk to an Insurance Broker:** Speak with an insurance provider, making it clear that you own a unit title apartment, to ensure your contents and any internal upgrades/improvements are fully protected.

## AI Overviews

Answer ID: 5aa3ad29-4bc1-41da-8513-170882527531

**Yes, your body corporate is legally required to insure the apartment building structure against earthquake damage, but you still need your own insurance to protect your personal belongings and legal liabilities.**

Under the Unit Titles Act, a body corporate must maintain full replacement insurance for the building's physical structure, common areas, and shared facilities. This policy incorporates **Natural Hazards Cover (NHCover)** —formerly EQC—which provides government-backed protection for the first **$300,000 + GST** per dwelling for natural disaster damage, with the body corporate's private commercial policy covering the remaining structural costs up to the building's total sum insured.

However, this collective policy leaves significant personal gaps. You will need your own policies to cover what the body corporate leaves out:

🏢 What the Body Corporate Covers

 * **The Building Structure:** Roof, foundations, exterior walls, and subfloors.

 * **Common Areas:** Lobbies, lifts, stairwells, and shared car parks.

 * **Fixtures:** Standard, permanently attached fittings like pipes and original wiring.

🛋️ What You Need to Insure Yourself

 * **Contents Insurance:** You need a personal contents policy to protect your furniture, appliances, clothing, electronics, and personal belongings. The body corporate policy will not pay a cent for your personal items if they are destroyed in a seismic event.

 * **Landlord Insurance (If renting it out):** If you tenant the apartment, you should secure a landlord policy. This covers landlord-owned contents (like carpets or blinds), loss of rent during structural repairs, and tenant-inflicted damage.

 * **Personal Liability:** Your own policy shields you if an accident inside your specific unit causes damage to a neighboring apartment (e.g., a burst pipe or minor fire).

⚠️ Crucial Wellington Risks to Check

Wellington's high-seismic environment makes checking the specifics of your building critical:

 * **Underinsurance Gaps:** If the body corporate committee sets the building's total sum insured too low, the owners are collectively responsible for funding the shortfall out of pocket. Check the annual general meeting (AGM) minutes to ensure the building has an accurate, up-to-date valuation.

 * **Specialist Deductibles:** Due to regional risk profiles, many insurers levy higher "earthquake excesses" for Wellington properties. You should ask your body corporate manager exactly what the building's earthquake excess is so you can prepare financially.

 * **NBS Ratings:** Ensure you know your building's **percentage of the New Building Standard (%NBS)**. Buildings rated under 34% NBS are legally classed as earthquake-prone, which drastically drives up body corporate insurance premiums and can jeopardize future building coverage entirely.

* * *

If you'd like to dive deeper, could you let me know:

 * Is the apartment **owner-occupied** or a **rental property**?

 * Do you know the building's current **%NBS (New Building Standard) rating**?

 * Are you currently trying to figure out your **personal contents policy limits**?

## Google AI Mode

Answer ID: 1b68dac3-53b9-4551-b2a4-45a02c01662d

Under New Zealand's [Unit Titles Act 2010](https://www.unittitles.govt.nz/assets/unit-titles/short-guide-to-unit-titles-may-2024.pdf), the **body corporate** is legally required to insure the building's physical structure, common property, and original fixtures/improvements to their full insurable value, which includes coverage for natural disasters like **earthquakes**.

However, **you still need your own personal insurance policies** because the body corporate policy does not cover everything. [Smiths Insurance and KiwiSaver]

What the Body Corporate Covers (Structural)

 * * The physical structure of the building (walls, roof, foundations). [Smiths Insurance and KiwiSaver]

 * Common areas (hallways, lobbies, shared facilities, lifts).

 * Original fixtures and fittings included when the apartment was built (standard kitchen cabinetry, built-in appliances, bathroom suites). [Smiths Insurance and KiwiSaver]

 * Earthquake and natural disaster damage to the structural elements (often coordinated via the body corporate and major insurers/Toka Tū Ake EQC).

 *

What You Need Your Own Insurance For (Personal Gaps)

 * * **Contents Insurance:** Covers all your personal belongings, furniture, clothing, and standalone appliances inside the apartment.

 * **Owner’s Improvements / Betterments:** If you or a previous owner upgraded the apartment after construction (e.g., installed high-end designer kitchens, specialized flooring, or extra joinery), the body corporate’s policy may only cover the building to its _original_ specification. You need coverage for the upgraded value.

 * **Personal Liability Insurance:** Protects you if an accidental fire or water leak originates in your unit and damages someone else's property or common areas.

 * **Temporary Accommodation Costs / Loss of Rent:** Depending on the specific body corporate policy wording, you may need your own landlord or residential policy to cover alternative living arrangements or lost rental income if the apartment becomes uninhabitable after an earthquake.

 * **The Policy Excess:** Body corporate earthquake excesses can be massive (often a high percentage of the claim or building value). Check your body corporate rules to see if individual owners are levied a portion of that excess during a claim. [Smiths Insurance and KiwiSaver]

 *

If you'd like, let me know:

 * Do you **live in the apartment** or **rent it out** to tenants?
 * Have you checked your body corporate's **current certificate of insurance** or rules regarding excess payments?

I can help you pinpoint what specific **add-on policies** you might need to discuss with an insurer.