Home, Condo & Flood Insurance in Kendall, FL
Kendall is part of unincorporated Miami-Dade County, even though many addresses there say "Miami". That matters for insurance: county permits, county flood information and the county's flood-discount rating apply. Best One Insurance is an independent agency based in Pembroke Pines, and we compare home, condo, flood and auto coverage from several insurance companies for Kendall-area clients by phone and online. Call (954) 944-3928 or get a free quote.
Kendall at a glance for insurance
| Local government | Unincorporated Miami-Dade County. Kendall is a census-designated place, not a city, so county rules, county permits and the county's flood rating apply |
|---|---|
| Size | The Kendall census-designated place had 80,241 residents in the 2020 Census and covers 16.10 square miles. Nearby communities such as Kendale Lakes, The Hammocks and Kendall West are counted separately (Census Bureau QuickFacts) |
| Building-code wind zone | High-Velocity Hurricane Zone, which the Florida Building Code defines as Broward and Miami-Dade counties (2023 Florida Building Code, Chapter 2) |
| Flood insurance discount | Unincorporated Miami-Dade is a Community Rating System Class 3 community: 35% off NFIP premiums (FEMA CRS list, October 1, 2026). Miami-Dade says the Class 3 discount applies to policies issued or renewed on or after April 1, 2024 (Miami-Dade County) |
| City of Miami for comparison | The City of Miami is Class 6: 20% off (FEMA CRS list) |
| Flood zone help | The County's flood zone hotline is 305-372-6466, and flood zone maps are on the County's flood zone maps page (Miami-Dade County) |
| Elevation certificates | The County says they are needed for new construction and for substantial improvements (Miami-Dade County) |
| Hurricane history | Andrew crossed South Florida on August 24, 1992 and caused $26.5 billion in damage in the United States, all but $1 billion of it in South Florida (National Hurricane Center) |
What insurers ask about a Kendall home
When we quote a Kendall home, the questions come back to when and how it was built or updated:
- Roof. Florida law says an insurer may not refuse to issue or renew a homeowner's policy solely because of the age of a roof under 15 years old. For older roofs you can have an inspection, and a result showing five or more years of useful life protects you from an age-only refusal (s. 627.7011(5), Fla. Stat.). Keep the county permit for the last full replacement.
- Opening protection. Impact windows and doors, or approved shutters, are a standard question for a home in a High-Velocity Hurricane Zone. A wind-mitigation inspection documents them for credits.
- Older systems. Homes built decades ago are often asked for a 4-point inspection (roof, electrical, plumbing, air conditioning). The age that triggers it is each insurance company's rule, not a state law.
- Townhomes and condos. Much of the area's housing sits in associations with master policies, and your policy has to fit exactly around the association's.
Flood insurance in Kendall
Flood zones are drawn parcel by parcel and can change from one street to the next, so check your zone by address. Three points matter:
- Your county discount. Class 3 means 35% off NFIP premiums, which often makes NFIP coverage competitive here. We still price private flood next to it, because private policies can go above the NFIP limits of $250,000 for a home and $100,000 for contents (FloodSmart). FEMA notes that a policy can be left out of the discount when a structure does not meet local floodplain rules.
- Check by address. Use the County's flood zone maps or call 305-372-6466 with your address.
- Plan ahead. A new NFIP policy usually starts after a 30-day wait. Citizens requires flood coverage 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.).
Condo and townhome insurance in Kendall
If you own a condo or townhome, your association's master policy and your HO-6 have to fit together. Your HO-6 typically covers:
- interior finishes
- belongings
- liability
- loss assessment, which matters more as buildings face Florida's milestone inspections: condominium buildings of three or more habitable stories need one by December 31 of the year they reach 30 years (25 where the local government requires it), then every 10 years (s. 553.899, Fla. Stat.)
Bring the association's insurance certificate and we will check the deductible and what is assigned to you. Condo insurance (HO-6)
Hurricane deductibles, Citizens letters and non-renewals
The hurricane deductible is a percentage of the dwelling limit, chosen from the options your insurer must offer ($500, 2%, 5% and 10%, with conditions based on the dwelling limit), and it applies on an annual basis to covered hurricane losses (s. 627.701, Fla. Stat.). Illustration: on a $425,000 dwelling limit, 2% is $8,500.
Citizens fell from about 1.41 million policies in October 2023 to 278,662 in June 2026 as private insurers took policies out (Florida Trend / News Service of Florida). If you received a takeout offer or a non-renewal notice, bring the letter and your declarations page and we will compare options before your deadline. Under s. 627.351(6), a primary residence generally cannot stay with or move to Citizens when a private insurer offers comparable coverage at a premium that is not more than 20% above Citizens'.
Auto, rentals and small business
- Auto: Florida requires $10,000 of Personal Injury Protection and $10,000 of Property Damage Liability (Florida DHSMV). We compare several auto insurers and explain the optional coverages that protect you. Auto insurance
- Rentals: renting out a townhome or condo needs a landlord (dwelling fire) policy, and association rules apply. Landlord insurance
- Small business: general liability, property, workers' compensation and commercial auto for Kendall businesses. Business insurance
Working with Best One for Kendall insurance
- Independent since 2000. We are an agency, not an insurance company, and we compare options from several companies.
- Licensed. Florida DFS agency licenses L035127 and L087202.
- By phone and online. Our one office is on Pines Blvd in Pembroke Pines.
- 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 quickly, have these ready: your declarations page; the roof year and Miami-Dade permit; any wind-mitigation or 4-point report; the association's insurance certificate for a condo or townhome; and your flood zone or elevation certificate.
Kendall insurance questions
My address says Miami. Does the City of Miami's flood discount apply to me?
Not if your home is in unincorporated Kendall. Unincorporated Miami-Dade County has its own Community Rating System class, Class 3 (35% off NFIP premiums), while the City of Miami is Class 6 (20%) on FEMA's list effective October 1, 2026. We confirm which applies from your property record.
My home was built before Hurricane Andrew. Is it harder to insure?
Not necessarily, but insurers look closely at the roof, opening protection and systems. Updated roofs and windows with permits, plus a wind-mitigation report, make a difference. Expect a request for a 4-point inspection on older homes.
Do I need flood insurance if I am not in a high-risk zone?
It is usually not required, but heavy rain can flood streets and yards outside high-risk zones. Policies outside high-risk zones are often priced lower, and the county's 35% NFIP discount helps. Check your zone first.
What does my condo association's insurance cover?
Usually the building structure as defined in your association documents. Your HO-6 should cover the rest, including loss assessments. Send us the certificate and we will check for gaps.
Can you help with a Citizens takeout offer?
Yes. Bring the offer letter and your current declarations page. We will compare coverage and price side by side and explain your choice and your deadline.
Nearby: Hialeah | 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 Kendall come from the public sources linked on this page, checked October 2026.
