Homeowners Insurance in Florida

Florida home insurance in 2026: what has changed

The Florida market has moved a lot in the last three years:

Citizens has shrunk. The state-created insurer of last resort fell from about 1.41 million policies in October 2023 to 278,662 in June 2026, as private insurers took policies out of Citizens (Florida Trend / News Service of Florida, June 23, 2026). Many homeowners now insure with a newer company, so it is worth reviewing your coverage at renewal.
Citizens requires flood coverage. It applies to its personal residential policies: already for homes in FEMA's special flood hazard areas and for higher-value homes, and for all other homes (condo unit-owner policies excepted) from January 1, 2027 (s. 627.351(6)(aa), Fla. Stat.).
A new wind-mitigation form took effect April 1, 2026. A completed inspection on the state form is valid for up to five years if the home has not materially changed (Florida Office of Insurance Regulation).
Flood maps changed in parts of South Florida. Broward County's updated FEMA maps took effect July 31, 2024 (Broward County).

An independent agent's job is to keep up with this for you. We can quote several companies and tell you when your current policy is still a good fit.

What a Florida homeowners policy covers

Part of the policy	What it pays for
Dwelling (Coverage A)	Repairing or rebuilding the house itself
Other structures (B)	A detached garage, fence or shed
Personal property (C)	Furniture, clothes, electronics and other belongings
Loss of use (D)	Extra living costs if a covered loss makes the home unlivable
Personal liability (E)	Injuries or damage you are legally responsible for
Medical payments (F)	Small medical bills for guests hurt on your property, regardless of fault

Policies differ, so read yours. What a homeowners policy usually does not cover:

flood, including storm surge (that takes a separate policy)
wear and tear
long-term leaks or neglect
some mold or water damage above policy limits
business activity at home

Sinkholes. Florida requires property insurers to cover catastrophic ground cover collapse and to make sinkhole loss coverage available for an additional premium (s. 627.706, Fla. Stat.).

The Florida parts of your policy

Hurricane deductible

Most Florida policies have a separate hurricane deductible. Insurers must offer alternatives of $500, 2%, 5% and 10% of the dwelling limit (some options depend on the dwelling limit), and the deductible applies on an annual basis to all covered hurricane losses in a calendar year (s. 627.701, Fla. Stat.).

Example: with a $400,000 dwelling limit, a 2% hurricane deductible is $8,000 and a 5% deductible is $20,000. A higher percentage lowers your premium, but you pay more after a storm. We show you both numbers before you choose.

Roof age and roof inspections

An insurer may not refuse to issue or renew a homeowner's policy solely because of the age of a roof that is less than 15 years old. For a roof that is 15 years or older, you can have it inspected at your expense, and if the inspection shows at least five years of useful life remaining, the insurer may not refuse solely because of roof age. This applies to policies issued or renewed on or after July 1, 2022 (s. 627.7011(5), Fla. Stat.).

The law counts a roof's age from the last date on which the whole roof surface was built or replaced (or from the first partial replacement, when later partial replacements together covered the whole roof), so keep your roofing permits. The rule does not stop an insurer from declining a home for other lawful reasons, and roof condition and material still affect price.

Wind-mitigation discounts

Florida law requires insurers' rate filings for residential property to include discounts or credits for features that reduce wind losses, such as roof strength, roof-to-wall strength and opening protection (s. 627.0629, Fla. Stat.). A licensed inspector records these features on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which has a new version effective April 1, 2026. Ask each company what it credits. Florida's My Safe Florida Home program offers free wind-mitigation inspections and grants for approved upgrades; check mysafeflhome.com to see whether it is open for applications.

4-point inspections for older homes

Many insurers ask older homes for a 4-point inspection (roof, electrical, plumbing, heating and air conditioning) before they will quote. It is an insurance-company requirement, not a state law, so the age that triggers it varies by company. Updated systems with permits widen your choices.

Flood is a separate policy

Homeowners insurance does not cover flooding, even from a hurricane's storm surge. The National Flood Insurance Program (NFIP) covers up to $250,000 for a home's structure and $100,000 for its contents, and new policies usually start after 30 days (FloodSmart). Private flood policies can offer more. Many South Florida cities earn NFIP discounts through FEMA's Community Rating System, for example 25% in Pembroke Pines and 35% in unincorporated Miami-Dade (FEMA CRS list, October 1, 2026). Flood insurance in Florida

Water damage

Policies treat water very differently depending on the cause. A sudden pipe burst is often covered. Long-term leaks, wear and tear, and repeated seepage usually are not, and mold or some water damage can have lower limits. Read this section of your policy before you need it.

Water damage and home insurance in Florida

Citizens Property Insurance

Citizens is the state-created insurer for homeowners who cannot find private coverage. Under state law, a primary residence is generally not eligible for Citizens when a private insurer offers comparable coverage at a premium that is not more than 20% above Citizens' premium (s. 627.351(6), Fla. Stat.). If you are with Citizens or received a takeout offer, bring us the letter and we will compare other options before your deadline.

Non-renewal notices

For homeowners policies, Florida generally requires the insurer to give at least 120 days' written notice before a non-renewal or cancellation takes effect, with shorter periods for some cases such as non-payment. If the date would fall during a hurricane, as the law defines its duration, the date moves to the end of it (s. 627.4133(2), Fla. Stat.). Use that time: bring us the notice early.

Home insurance non-renewal in Florida

What affects the price of home insurance in Florida

There is no single "Florida price". Quotes for two similar homes can differ a lot. The main factors:

Location: distance to the coast, the flood zone and the county's building-code zone.
Construction and age: the year built, construction type and building-code era.
Roof: age, material, shape and attachment.
Opening protection: impact windows, doors or shutters.
Deductibles: both the all-other-perils deductible and the hurricane deductible.
Coverage amount: what it would cost to rebuild, which is not the same as market value.
Claims history: prior claims on you or the home.
Occupancy: primary home, seasonal home or rental.
Features some insurers surcharge or restrict: pools, screen enclosures, trampolines and certain dog breeds.

Homes that can be harder to insure, and what helps

Every insurer has its own rules. These are the items that most often narrow your choices:

Harder to insure	What usually helps
Older roof, or no permit for the last replacement	A roof inspection (15 years or older), the permit, or a replacement
Outdated electrical panels or wiring	An electrician's update and a new 4-point inspection
Older plumbing types	Repiping documentation
Prior water or roof claims	Proof of the repairs
Unpermitted additions or open permits	Closing the permits before you shop
Short-term rental or vacant use	The right policy type (rental dwelling or vacancy coverage)
High flood exposure	A separate flood policy and an elevation certificate

If one company declines your home, that does not mean every company will. Comparing several companies is what an independent agency is for.

An independent agency, not an insurance company

Best One Insurance is a licensed insurance agency, not an insurance company.

The insurance company issues your policy and pays claims.
We compare companies, explain the differences, help you apply, and help with service and claims questions afterwards.
A quote from us is free.

What we need to quote your Florida home

Have whatever you can of this list. Our quote form lets you upload your current policy, your wind-mitigation inspection and your 4-point inspection.

your current declarations page (if you are insured now)
the wind-mitigation report (form OIR-B1-1802)
the 4-point inspection (older homes)
the roof replacement year and permit
an alarm certificate (if the alarm is monitored)
claims in the last five years
your mortgage company's name and loan number (to send proof of insurance at closing)
your flood zone or elevation certificate (if you have one)

How it works

Tell us about your home with the quote form at the top of this page, by phone at (954) 944-3928, or at our Pembroke Pines office.
We compare insurers and walk you through the coverage, the deductibles and the price.
You choose and we bind the policy. We send proof of insurance to your lender, and we are here at renewal and when you have a claim question.

Start my quote Call (954) 944-3928

Florida homeowner guides

Plain-English explanations of the Florida rules behind these questions, each linked to the statute or official page it comes from:

Wind mitigation inspection: what form OIR-B1-1802 checks, who can sign it and how long it lasts
4-point inspection: what an insurer asks about the roof, electrical, plumbing and air conditioning
Roof age and home insurance: the 15-year rule, the inspection route and how roof age is counted
Hurricane deductibles: the 2, 5 and 10 percent options in dollars and the calendar-year rule
Citizens Property Insurance: who qualifies, the 20 percent rule and what to do with a takeout letter
Flood insurance in Florida: NFIP versus private flood, flood zones and the 30-day wait
Flood insurance in Zone X: whether you need flood cover outside a high-risk zone, and Broward's 2024 maps
Water damage and home insurance: sudden versus long-term leaks and what the policy says
Home insurance non-renewal: notice periods and what to do with the letter
Buying a home in Florida: insurance checklist: what to line up before closing
All Florida insurance guides

Other property coverage

Areas we serve

Our office is in Pembroke Pines, and we work with Florida homeowners by phone and online. Local information for:

Florida homeowners insurance questions

Is homeowners insurance required in Florida?

State law does not require it, but mortgage lenders do, and most also require flood insurance in high-risk flood zones. Without a mortgage it is your choice, but a hurricane or liability claim can be financially devastating without it.

Does homeowners insurance cover hurricanes?

It usually covers wind damage from a hurricane, after your hurricane deductible. It does not cover flooding or storm surge; that takes a separate flood policy.

How does the hurricane deductible work?

It is usually a percentage of your dwelling limit (2%, 5% or 10%, or a flat $500 on some policies), and it applies on an annual basis to covered hurricane losses in a calendar year. On a $400,000 dwelling limit, a 2% deductible is $8,000. See our hurricane deductible guide for worked examples.

Can an insurance company drop me because of my roof's age?

Not solely for age if the roof is under 15 years old. For older roofs, you can have it inspected, and if the inspection shows at least five years of useful life left, the insurer may not refuse or non-renew you for roof age alone. Condition still matters.

Do I need a wind-mitigation inspection, and how long is it good for?

It is not required, but it can lower the wind part of your premium. A completed form is valid for up to five years if your home has not materially changed. The state form has a new version from April 1, 2026. Read our wind mitigation inspection guide.

What is a 4-point inspection?

A licensed inspector's report on the roof, electrical, plumbing and heating and air conditioning. Many insurers ask for it on older homes before they will quote. It is an insurer rule, so the age cutoff varies. See our 4-point inspection guide.

Does homeowners insurance cover flooding?

No. Flood needs a separate NFIP or private flood policy. NFIP policies usually take 30 days to start, so do not wait for a storm.

What is Citizens, and can I stay with it?

Citizens is the state-created insurer of last resort. A primary residence is generally not eligible for Citizens when a private insurer offers comparable coverage at a premium that is not more than 20% above Citizens' premium. Citizens also requires flood coverage on its personal residential policies, and from January 1, 2027 that applies to all of them except condo unit-owner policies. See our Citizens guide and flood guide.

My policy was non-renewed. What should I do?

Do not wait. For homeowners policies Florida generally requires 120 days' notice of non-renewal. Send us the notice and your declarations page, and we will compare replacement options well before the date.

Does homeowners insurance cover a roof leak?

Often, if the leak comes from a sudden covered event such as wind damage. Usually not if it comes from wear and tear or long-term deterioration. Check your policy's roof and water sections, including any roof payment schedule. Our roof age guide explains the Florida roof rules.

How much dwelling coverage do I need?

Enough to rebuild your home at today's construction costs, which can be more or less than its market value. We estimate replacement cost with you when we quote.

About Best One Insurance

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License. Florida DFS agency licenses L035127 and L087202 (check them on the DFS licensee search).
Office. 18503 Pines Blvd, Suite 206, Pembroke Pines, FL 33029 | (954) 944-3928 | info@bestoneins.com
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Coverage, discounts and eligibility vary by insurance company and policy. This page is general information, not an insurance contract; your policy documents control. Best One Insurance is an independent insurance agency, not an insurance company.