Home, Condo, Flood & Auto Insurance in Pembroke Pines, FL
Best One Insurance is an independent insurance agency at 18503 Pines Blvd, Suite 206, in Pembroke Pines. It is our only office. Since 2000 we have helped homeowners, condo owners, landlords and drivers compare coverage from several insurance companies. Call (954) 944-3928 or start a free quote.
Pembroke Pines at a glance for insurance
| County | Broward |
|---|---|
| Size | 171,178 residents in the 2020 Census, the second most populous city in Broward County, on 34.76 square miles between the Florida Turnpike and US 27 (City of Pembroke Pines) |
| Building-code wind zone | High-Velocity Hurricane Zone. The Florida Building Code defines it as Broward and Miami-Dade counties (2023 Florida Building Code, Chapter 2) |
| FEMA flood maps | The updated FEMA flood maps for Broward County took effect July 31, 2024 (City flood page) |
| Flood zones in the city | The City lists zones A, AE, AH, VE, X-Shaded and X (City flood page) |
| Flood insurance discount | Community Rating System Class 5: 25% off National Flood Insurance Program premiums (FEMA CRS list, October 1, 2026) |
| Elevation certificates | Requested through the City's online form; questions go to the Engineering Division at 954-518-9040 (City flood page) |
| Roof permits | Re-roofing needs a City permit. The Re-Roof Permit Checklist (edited June 2024) asks for a Roof to Wall Connection Affidavit when the home is insured or valued over $300,000, completed by a licensed contractor, architect, engineer or person certified under s. 468, Fla. Stat. (Building Department checklist) |
| Hurricane history | Wilma (2005) crossed the state with a 55 to 65 mile-wide eye. Structural damage was heaviest in Broward and Palm Beach counties (National Weather Service Miami) |
Home insurance in Pembroke Pines: what insurers look at
An insurance company looks at when and how your home was built and updated. In Pembroke Pines, these are the details that move the price and the number of companies willing to quote:
- Roof age and the permit that proves it. Florida law says an insurer may not refuse to issue or renew a homeowner's policy solely because of roof age when the roof is under 15 years old. For a roof 15 years or older, you can have it inspected at your expense, and if the inspection shows at least five years of useful life left, the insurer may not refuse solely for roof age (s. 627.7011(5), Fla. Stat.). Insurers usually count roof age from the last full replacement, so keep the City permit and invoice.
- Roof-to-wall connections. When the home is insured or valued over $300,000, the City's re-roof checklist asks for a Roof to Wall Connection Affidavit. Keep a copy: how the roof is attached to the walls is also one of the features a wind-mitigation inspection records.
- Opening protection and wind mitigation. Impact windows and doors or approved shutters, plus how the roof is attached, can earn wind-mitigation credits. The state's inspection form (OIR-B1-1802) has a new version effective April 1, 2026, and a completed form is valid for up to five years if nothing material changes (Florida OIR).
- Age of plumbing, electrical and air conditioning. Insurers often ask for a 4-point inspection (roof, electrical, plumbing, HVAC) on older homes. It is an insurance-company rule, not a state law, so the age that triggers it varies by company.
- HOA and community rules. Townhome and condo-style communities often carry a master policy. Knowing where the association's policy stops and yours starts prevents gaps.
Condo and townhome insurance in Pembroke Pines
A condo owner usually needs an HO-6 policy for the unit interior, belongings, liability and loss assessment coverage. The association's master policy covers what the association's documents assign to it.
Florida requires milestone inspections for condominium buildings of three or more habitable stories: by December 31 of the year the building reaches 30 years (25 where the local government decides conditions require it), then every 10 years (s. 553.899, Fla. Stat.). Repairs and reserves can reach owners through higher fees or special assessments, which is why loss assessment coverage and a read of the association's insurance summary matter. More on condo insurance.
Flood insurance in Pembroke Pines
Standard homeowners policies do not cover flood. In Pembroke Pines it matters for two reasons.
- The maps changed on July 31, 2024. Before the update, CBS Miami reported that tens of thousands of homeowners in West Broward, including Pembroke Pines and Miramar, were being placed in flood zones (CBS Miami, February 29, 2024). The only way to know is to check your address. The City points to the Broward County interactive map, FEMA's Map Service Center (msc.fema.gov), or a call to 954-518-9040 with the address.
- The city's 25% NFIP discount. Pembroke Pines is a Class 5 community in FEMA's Community Rating System, so NFIP policies here are eligible for a 25% discount. FEMA can leave a policy out of the discount when its structure does not meet local floodplain rules.
We compare NFIP coverage (up to $250,000 for a home's structure and $100,000 for contents, usually after a 30-day wait, per FloodSmart) with private flood options, which can offer higher limits. If you are insured with Citizens, flood coverage is required on 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.). More on flood insurance.
Hurricanes and wind: deductibles and discounts
Most Florida home 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.).
Illustration: a 2% hurricane deductible on a $350,000 dwelling limit means you pay the first $7,000 of hurricane damage in that calendar year.
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.
Auto insurance for Pembroke Pines drivers
Florida's required minimum is $10,000 in Personal Injury Protection (PIP) and $10,000 in Property Damage Liability (Florida DHSMV). Bodily injury liability, which pays for injury to others, is not part of that minimum, so we go through the limits that go beyond it and compare several auto insurers. Auto insurance in Florida
Landlord, rental and business coverage
- Renting out a home or condo? You need a landlord (dwelling fire, often DP-3) policy, not a homeowners policy, and your HOA's rental rules apply. Landlord insurance
- Short-term rentals need a different policy type again. Short-term rental insurance
- Running a business on Pines Blvd or from home? A business owner's policy, general liability and workers' compensation can often be packaged. Business insurance
Working with Best One in Pembroke Pines
- Independent. We are an agency, not an insurance company: the company you choose issues your policy and pays claims. We compare, explain and help afterwards.
- Licensed. Florida DFS agency licenses L035127 and L087202 (see below).
- Local. One office on Pines Blvd, serving clients since 2000.
- Read what clients say about us on Google: client reviews.
Visit or call
Best One Insurance, Inc.
18503 Pines Blvd, Suite 206, Pembroke Pines, FL 33029 | (954) 944-3928 | info@bestoneins.com
Our Florida DFS agency licenses are L035127 and L087202; you can check them on the DFS licensee search. Please call before you visit.
To quote your home quickly, have these ready: your current declarations page; the wind-mitigation report, if you have one; a 4-point inspection (older homes); the roof replacement year and permit; any claims in the last five years; your mortgage company's details; and your flood zone or elevation certificate.
Pembroke Pines insurance questions
Is my Pembroke Pines home in a flood zone after the 2024 map change?
Maybe. The updated FEMA maps for Broward County took effect July 31, 2024. Look up your address in the Broward County map viewer or FEMA's Map Service Center, call the City at 954-518-9040, or ask us to check with you.
How much does the city's flood discount save?
Pembroke Pines is a Class 5 community in FEMA's Community Rating System, which means 25% off NFIP premiums (FEMA list effective October 1, 2026). Private flood policies are priced separately, so we compare both.
My roof is 16 years old. Can I still get insured?
Often, yes. Florida law lets you have a roof of 15 years or more inspected, and if the inspection shows at least five years of useful life, an insurer may not refuse to issue or renew solely for roof age. Roof condition, material and permit history still affect the price and the number of companies that will quote.
Do I need a wind-mitigation inspection?
It is not required, but a completed inspection can lower the wind part of the premium, and it 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.
Does my condo association's policy cover my unit?
The master policy covers what your association's documents assign to it, usually the building structure. Your HO-6 covers what the documents leave to you, such as interior finishes, belongings, liability and loss assessments. Send us the association's insurance summary and we will check for gaps.
I got a non-renewal notice or a Citizens takeout letter. Can you help?
Yes. Bring the letter and your current declarations page. For homeowners policies, Florida generally requires at least 120 days' written notice of non-renewal, with shorter periods for some cases such as non-payment (s. 627.4133, Fla. Stat.). We will compare your options before the date.
Nearby: Miramar | All areas we serve
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. Facts about Pembroke Pines come from the public sources linked on this page, checked October 2026.
