How to file a homeowners insurance claim in Florida
Filing a homeowners insurance claim in Florida is not as straightforward as it sounds. Hurricane deductibles work differently than standard deductibles, the state has seen more insurance company insolvencies than anywhere else in the country, and strict deadlines buried in your policy mean a small mistake can cost you thousands of dollars or get your claim denied outright. This guide covers every step from the moment damage happens to the day you receive your settlement check.
Before damage even happens: what to have ready
The homeowners who recover the fastest after a storm or fire are the ones who prepared before anything went wrong. Florida's weather does not give you much warning, so getting organized now is worth the hour it takes.
- Home inventory: A room-by-room list of your belongings with photos or video, serial numbers for electronics and appliances, and estimated values. Store a copy in the cloud or outside your home.
- Policy documents: Keep a digital copy of your declarations page. Know your dwelling coverage limit (Coverage A), your deductible amounts, and whether you have a separate wind/hurricane deductible (common on South Florida policies).
- Carrier contact info: Your insurer's claims hotline number, your policy number, and your agent's direct line. Write these down somewhere other than your phone, which may be lost or dead after a major event.
- Contractor vetting: Florida has a serious problem with unlicensed contractors who show up after storms and pressure homeowners to sign assignment-of-benefits (AOB) forms. Knowing which contractors you trust ahead of time protects you.
If you are not sure what your current policy actually covers, that is a conversation worth having with your agent before the next named storm forms in the Atlantic. There are also several common homeowners insurance myths in Florida that can leave you badly underinsured without realizing it.
Step one: secure the property and document everything
Right after damage occurs, your first priority is safety. Do not enter a structurally compromised building. Once it is safe, document the damage before you touch anything.
- Photograph and video: Walk the entire property and capture every damaged area. Take wide shots for context and close-up shots for detail. Time-stamped video works well for roof and structural damage.
- Do not throw anything away: Even damaged, waterlogged, or burned items are evidence. Your adjuster needs to see them to verify your loss. If something is a health hazard, photograph it from every angle before disposal and note why it had to be discarded.
- Make emergency temporary repairs: Florida law and most policies require you to take reasonable steps to prevent further damage. Tarping a damaged roof, boarding up broken windows, and extracting standing water are all expected. Keep every receipt. Do not make permanent repairs until your adjuster has inspected.
- Keep a damage log: Write down the date and time of the event, what caused it, what you observed, and every action you took afterward. This timeline is useful if the claim is disputed later.
Step two: notify your insurer promptly
Florida Statute 627.70132 requires that a hurricane or windstorm claim be reported to your insurer within three years of the date of loss (this was recently tightened from prior deadlines). For non-hurricane claims, the practical rule is to report as soon as possible. Most policies contain a "prompt notice" clause, and waiting weeks without a good reason can give a carrier grounds to reduce or deny your claim.
When you call or submit online, have your policy number ready. You will be assigned a claim number immediately. Write it down and use it on every piece of correspondence going forward. The insurer is then required under Florida law to acknowledge receipt within 14 calendar days and to begin the investigation.
One important note: if your home is financed, your mortgage lender has an interest in the claim payout. Your insurer will likely include the lender on any settlement check, so notify your lender early and ask about their procedures for endorsing and releasing funds for repairs.
Step three: understand the adjuster's role and your rights
After you file, the insurance company sends its own adjuster to inspect the damage. That adjuster works for the insurance company, not for you. Their job is to assess the loss accurately, but they are also employees of the party that will write the check, which creates a natural tension.
Under Florida Statute 627.7015, you have the right to participate in the adjustment process . In practice, that means the following:
- Be present during the inspection: Walk the property with the adjuster and point out every item of damage. Do not assume they will find everything on their own, especially on roofs and in attics.
- Get a written scope of loss: Ask for the adjuster's report and the Xactimate estimate (the software most carriers use to price repairs) once it is prepared.
- Hire a public adjuster if needed: Public adjusters are licensed in Florida and represent you, not the carrier. They typically charge 10-20% of the settlement amount. For large or complex claims, they often recover enough additional money to more than cover their fee.
- Know the timeline: Florida law requires your insurer to pay or deny your claim within 90 days of receiving proof of loss, with a partial payment required within 60 days if the full amount is disputed.
Florida's insurance environment is unlike most states. Many homeowners in Broward, Miami-Dade, and Palm Beach counties have policies through Citizens Property Insurance , the state-backed insurer of last resort. If your policy is through Citizens, the process is largely the same, but there are specific Citizens rules around managed repair programs and AOB restrictions you should understand.
Step four: the proof of loss and settlement offer
After the inspection, you will likely need to submit a formal Proof of Loss statement. This is a sworn document listing what was damaged and the dollar value you are claiming. Your policy will specify how many days you have to submit it after being asked (often 60 days). Missing this deadline can void your claim, so treat it with urgency.
Once the carrier issues a settlement offer, review it carefully before signing or accepting any payment:
- Actual cash value vs. replacement cost value: Many Florida policies pay actual cash value (ACV) first, which is replacement cost minus depreciation. If your policy has replacement cost value (RCV) coverage, you can recover the depreciation holdback after repairs are complete. This is a significant difference on older roofs and appliances.
- Hurricane deductibles: In Florida, wind/hurricane deductibles are typically 2% to 5% of your home's insured value , not a flat dollar amount. On a $400,000 home, a 2% deductible is $8,000 out of pocket before coverage applies. Verify which deductible applies based on how the damage event was officially classified.
- Additional living expenses (ALE): If your home is uninhabitable during repairs, Coverage D pays for a hotel, rental, and related costs. Keep all receipts and understand your ALE limit.
- Partial vs. full settlement: You may receive a partial payment while the rest is under review. Accepting a partial payment does not waive your right to dispute the remainder, but confirm that in writing with the carrier.
What to do if your claim is underpaid or denied
Florida law gives you several options if you disagree with how your claim was handled.
Invoke the appraisal process
Most Florida homeowners policies include an appraisal clause . You and the insurance company each hire an independent appraiser, those two appraisers select an umpire, and the majority decision is binding. This is often faster and cheaper than litigation and is worth pursuing when the dispute is about the dollar value of the damage rather than coverage itself.
File a complaint with the Florida Department of Financial Services
The Florida DFS Division of Consumer Services handles complaints against insurance companies and can mediate disputes. Filing at myfloridacfo.com is free and often prompts the carrier to take a second look at a claim. The state also has a mediation program for residential property claims that is available before litigation.
Consult a public adjuster or insurance attorney
If mediation does not resolve the dispute, a Florida-licensed public adjuster or an attorney who handles first-party insurance claims can evaluate whether you have a case. Under Florida's revised bad faith statute, timelines and available remedies changed in 2023, so get current advice rather than relying on information from a few years ago.
Watch the statute of limitations
As of 2023 legislative changes, you have five years from the date of loss to bring a lawsuit on a property insurance claim in Florida (reduced from the prior period under older law). Do not wait, but know you have a window if negotiations stall.
Florida-specific situations that trip homeowners up
A few situations that come up repeatedly in South Florida claims are worth addressing directly.
Flood damage is not covered by your homeowners policy
This one catches homeowners off guard every hurricane season. Standard homeowners insurance does not cover rising water, storm surge, or any flooding that originates from the ground up. You need a separate flood insurance policy, either through the National Flood Insurance Program (NFIP) or a private flood carrier. If your home flooded and you do not have flood coverage, your homeowners claim for that specific damage will be denied regardless of how the storm was categorized.
Assignment of benefits (AOB) abuse
Contractors who pressure you to sign an AOB form are essentially asking you to hand over your claim rights to them. Florida passed AOB reforms in 2019 and further reforms in 2023, but the practice has not disappeared entirely. Read anything you sign carefully. A contract for emergency services is one thing; signing away the right to negotiate your own claim settlement is another.
Roof age and coverage limitations
Many Florida insurers now include endorsements that limit roof coverage based on the roof's age. A roof over 15 to 20 years old may only receive actual cash value rather than full replacement cost. Some policies exclude roof damage entirely above a certain age. Know what your policy says before storm season, not after.
Sinkhole and catastrophic ground cover collapse
Florida has a real sinkhole risk, especially in central Florida. Standard policies cover "catastrophic ground cover collapse" (visible, sudden collapse), but "sinkhole loss" (slower movement and damage) requires a separate sinkhole endorsement. If you see cracks developing in your foundation or walls, get a geotechnical inspection early.
Get the right coverage before you ever need to file a claim
The best time to think about the claims process is before you have a claim. If your current homeowners policy leaves you underinsured, has a deductible structure you do not fully understand, or was placed with a carrier that has a poor claims history in Florida, a conversation with an independent agent can change that.
At Marker Insurance , we are an independent agency serving homeowners across South Florida, including Fort Lauderdale, Hollywood, Pembroke Pines, Weston, Boca Raton, and the surrounding communities. Because we work with multiple carriers, we can compare coverage terms and claims track records, not just price. That matters in a state where the insurer you choose today is the one you will be dealing with after the next major storm.
If you have questions about your current policy, want to review your deductible structure before hurricane season, or are ready to compare options, call us at (954) 456-7505 or reach out through our contact page and we will take a look at what you have and what you may be missing.
