Florida homeowners insurance, explained plainly
What actually drives your coverage, your price, and whether a carrier will keep writing your home.
A Florida homeowners policy behaves differently from one written almost anywhere else. The same house, insured for the same amount, can cost twice as much or be declined outright depending on details most owners have never been asked about. Below are the ones that matter most, and what we look at during a review.
Six things Florida carriers care about
Your hurricane deductible
Florida policies carry a separate deductible for hurricane damage, expressed as a percentage of your dwelling coverage rather than a flat amount. On a home insured for $900,000, a 2% hurricane deductible means $18,000 before the policy responds. Lower percentages cost more in premium, and the right choice depends on what you could comfortably absorb after a storm.
Roof age and material
Roof age drives eligibility as much as price, and the limit depends on the material. Shingle roofs are often capped around 20 years, while carriers commonly allow tile and metal to reach about 30. Beyond those thresholds many carriers restrict or decline the risk, some require an inspection before quoting, and others limit the roof to actual cash value rather than replacement cost. If your roof is approaching its threshold, it is worth reviewing before renewal rather than after.
Wind mitigation credits
A wind mitigation inspection documents features that reduce storm damage: roof shape, deck attachment, roof-to-wall connections, and opening protection such as impact glass or shutters. These credits can reduce premium meaningfully. If your home has had a roof replacement or window upgrade since the last inspection, a current report is worth obtaining.
Replacement cost, not market value
Your dwelling limit should reflect what rebuilding would cost today, which has little to do with what the home would sell for. Florida construction costs have moved considerably, and a limit set several years ago may no longer rebuild the house. Underinsuring the dwelling can also reduce what the policy pays on a partial loss.
Water damage limitations
Coverage for non-weather water damage — a failed supply line, an overflowing appliance — often depends on the age of the home. Homes over 40 years old commonly qualify only for limited water damage coverage, frequently capped around $10,000. Homes between 20 and 40 years see a mix of full and limited coverage depending on the carrier. Homes 20 years and newer are almost always written with full water damage coverage. This is one of the most common surprises at claim time and one of the first things we check on an existing policy.
What flood is not
Homeowners policies exclude flood, everywhere, regardless of zone. Rising water, storm surge, and groundwater are covered only by a separate flood policy. A home can be perfectly insured against wind and still be entirely uninsured against the water that follows the same storm.
What we actually look at
We read the policy you have before recommending anything. That means checking the dwelling limit against current rebuild costs, confirming your wind mitigation credits are applied and current, looking at how the hurricane deductible compares to what you would want to absorb, reviewing water damage sublimits and any maintenance conditions, and checking that your liability limit is high enough to support an umbrella above it. Where the coverage is already sound, we say so.
How flood coverage fits alongside this →Florida home coverage, answered plainly
How old can my roof be before it becomes a problem?
For asphalt shingle roofs, carriers generally begin restricting eligibility around twenty years. For tile and metal, that threshold commonly extends to about thirty. Carriers are underwriting expected remaining life rather than favoring one material, which is why the numbers differ.
Does my policy cover water damage in full?
Not always, and the answer usually tracks the age of the home. Homes over forty years old are often offered limited water damage coverage, frequently capped around ten thousand dollars. Homes under twenty years old are almost exclusively written with full coverage. It is a specific line on your policy and worth confirming.
What is a four point inspection, and will I need one?
It is an inspection covering the roof, electrical, plumbing, and HVAC systems. Many carriers require one on older homes before offering terms. If you are buying, it is worth arranging during your inspection period rather than in the final week before closing.
Is my jewelry covered under my homeowners policy?
Only up to a limit. Homeowners policies typically cap jewelry theft coverage around twenty five hundred dollars in total, not per item. Pieces worth more than that are generally scheduled on a separate policy with a stated value for each item.
More on Florida home coverage
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Coverage descriptions on this site are general and do not amend or alter any policy. Availability, terms, and conditions vary and are subject to underwriting approval. Refer to the policy for complete details.