When a storm damages a beach home or condo, the first few days decide a lot about how smoothly the insurance claim goes. Florida also has firm deadlines for reporting a claim. Here is a calm, practical guide for owners on the barrier islands, whether you’re here or watching from afar.
Key takeaways
- Florida law bars a new or reopened property claim unless notice is given within 1 year of the date of loss, and a supplemental claim within 18 months, for policies those deadlines apply to.
- For hurricanes, the date of loss is the day the storm made landfall.
- Photograph everything before you clean up, then take reasonable steps to stop further damage.
- Condo owners usually deal with two policies: their own HO-6 and the association’s master policy.
First 48 hours after the storm
The Florida claim deadlines
Section 627.70132 of the Florida Statutes sets the time limits. For policies it applies to, notice of a claim or reopened claim must reach the insurer within 1 year of the date of loss, and notice of a supplemental claim within 18 months. For hurricanes, the date of loss is the day the hurricane made landfall. Those changes took effect in December 2022, and older policies may follow the earlier, longer limits, so check your policy.
Watch out: A deadline is the last possible date, not a target. Policies also require prompt notice, so report damage as soon as you find it.
Condo owners: whose policy pays?
| Usually covered by | Typical items | Check |
|---|---|---|
| Association master policy | Building structure, common areas, roof | The declaration and the master policy |
| Your HO-6 policy | Interior finishes, contents, loss assessment | Your policy’s coverage and deductible |
| Flood policy | Flood damage, which standard policies exclude | Whether you and the association carry flood cover |
Exactly where the line falls depends on your condo’s declaration, so ask the manager for a copy of the master policy summary. Our Florida property insurance guide explains HO-6 and master policies in more detail.
Working with the adjuster
- Be there for the inspection, or have someone you trust meet the adjuster.
- Share your photos, receipts and a list of damaged items with approximate ages.
- Ask for the estimate in writing and compare it with a contractor’s estimate.
- Get repairs from licensed, insured contractors, and be wary of anyone who knocks on your door after a storm.
- If you disagree with the result, the Florida Department of Financial Services offers consumer help and a mediation program for many residential claims.
What this means for you
Keep a folder, paper or digital, with your policies, a recent video walk-through of your home and your insurer’s claim line. If you’re away for the summer, arrange for someone to check the property after any storm. Our hurricane season guide and summer close-up checklist help you prepare.
Please note: Laws, tax rules and insurance terms change, so check the details for your situation with a licensed professional, such as a Florida real estate attorney, insurance agent or tax adviser, before you act.
If you’re thinking about repairing before selling, contact us and we’ll talk through what buyers will want to see.
Sources
- Florida Statutes, section 627.70132, notice of property insurance claims.
- Florida Office of Insurance Regulation, notice to industry on SB 2-A, claim filing deadline changes effective December 16, 2022.
- Florida Department of Financial Services, Division of Consumer Services, insurance help and mediation.