Home Insurance Non-Renewal in Florida: Notice Periods and What to Do
When a Florida insurer decides not to renew a homeowners policy, state law says the insurer "shall give the first-named insured written notice of nonrenewal, cancellation, or termination at least 120 days before the effective date" and "the notice must include the reason." That is the general rule in s. 627.4133(2)(b), Florida Statutes; the same subsection lists shorter periods for a few situations, such as 10 days for nonpayment of premium. A notice is not the end of your options: you can compare quotes from other insurance companies, check whether you qualify for Citizens Property Insurance, and call the Florida Department of Financial Services helpline at 1-877-693-5236 if you think the notice is wrong (s. 627.4133, Fla. Stat.; Florida CFO).
Last updated November 3, 2026. Facts checked November 3, 2026 against the sources at the end of this page.
At a glance
| Notice for a nonrenewal | At least 120 days before the effective date, with the reason in the notice (s. 627.4133(2)(b), Fla. Stat.) |
|---|---|
| Notice of the renewal premium | At least 45 days in advance, in writing (s. 627.4133(2)(a)) |
| Nonpayment of premium | At least 10 days' written notice of cancellation, with the reason (s. 627.4133(2)(b)1.) |
| Home and auto on one policy | "A policy covering both a home and a motor vehicle may be nonrenewed for any reason applicable to the property or motor vehicle insurance after providing 90 days' notice" (s. 627.4133(2)(b)7.) |
| If the notice is late | Coverage stays in effect until the earlier of replacement coverage taking effect or the end of a period after the notice is given that equals the required notice period, at the same premium (s. 627.4133(2)(d)) |
| Helpline | Florida Department of Financial Services: 1-877-693-5236 (toll-free), 8 a.m. to 5 p.m. Eastern, Monday to Friday (Florida CFO) |
The notice periods in s. 627.4133
Section 627.4133(2) applies to "any personal lines or commercial residential property insurance policy, including, but not limited to, any homeowner, mobile home owner, farmowner, condominium association, condominium unit owner, apartment building, or other policy covering a residential structure or its contents." The statute is quoted below as it reads in the 2026 Florida Statutes. Statutes are amended, so check the current text on the Legislature's site.
| Situation | What the statute says |
|---|---|
| Renewal premium | "The insurer shall give the first-named insured at least 45 days' advance written notice of the renewal premium." |
| Nonrenewal, cancellation or termination, general rule | "...written notice of nonrenewal, cancellation, or termination at least 120 days before the effective date of the nonrenewal, cancellation, or termination. The notice must include the reason for the nonrenewal, cancellation, or termination..." |
| Cancellation for nonpayment of premium | "...at least 10 days' written notice of cancellation accompanied by the reason therefor must be given." |
| Cancellation in the first 60 days, other than nonpayment | "...at least 20 days' written notice of cancellation or termination accompanied by the reason therefor must be given unless there has been a material misstatement or misrepresentation or a failure to comply with the underwriting requirements established by the insurer." |
| Policy assumed from Citizens | The notice requirements above do not apply to a policy nonrenewed by Citizens "for a policy that has been assumed by an authorized insurer offering replacement coverage to the policyholder." In that case Citizens "must give the named insured written notice of nonrenewal at least 45 days before the effective date of the nonrenewal" |
| Home and motor vehicle on one policy | 90 days' notice, as in the table above |
| Early cancellation approved by the state | An insurer may cancel or nonrenew a property insurance policy after at least 45 days' notice if the Office of Insurance Regulation finds early cancellation of some or all of the insurer's policies is necessary to protect the public or policyholders and approves the insurer's plan; the Office may base the finding on the insurer's financial condition or lack of adequate reinsurance coverage for hurricane risk |
The text of section 627.4133 also says that after a policy has been in effect for 60 days, the insurer may not cancel it unless there is a material misstatement, nonpayment of premium, a failure to meet underwriting requirements within 60 days of the start, or a substantial change in the risk covered, or the cancellation applies to a whole class of insureds. A nonrenewal at the end of the term is a different thing from a cancellation in the middle of it, and that is why the 120-day rule is the one most homeowners see.
The Florida CFO's consumer guidance gives the same 120-day figure for a nonrenewal "with exceptions" (Florida CFO, homeowners insurance overview).
What if the insurer gives less notice than the law requires
The statute answers this directly. If an insurer does not give the required notice (other than the 10-day nonpayment notice), "the coverage provided to the named insured shall remain in effect until the effective date of replacement coverage or until the expiration of a period of days after the notice is given equal to the required notice period, whichever occurs first." The premium stays the same during that extension, except that if the rate filing then in effect would have lowered the premium, the later rate filing is used (s. 627.4133(2)(d)).
Worked example: a late notice
Made-up dates, not a real policy. A homeowners policy is set to end on March 1, 2027, and the insurer sends a nonrenewal notice on January 10, about 50 days before that date, where 120 days were required. Under s. 627.4133(2)(d), coverage would continue until the earlier of two dates: the day replacement coverage takes effect, or 120 days after January 10, which is May 10, 2027. If the homeowner's new policy starts April 1, coverage under the old policy would end April 1. Whether the notice you hold was late depends on your policy dates and the dates on the notice, and an agent or the state helpline can help you read them.
Situations the statute treats differently
- Damage from a hurricane or other covered peril. An authorized insurer may not cancel or nonrenew a residential property policy for 90 days after the dwelling has been repaired when the damage came from a hurricane or wind loss that is the subject of a declaration of emergency. For damage by any other covered peril, it may not do so until the earlier of the repair or 1 year after the final claim payment. There are exceptions, for example 10 days' notice for nonpayment or 45 days' notice for fraud related to the claim, an unreasonable repair delay or payment of policy limits (s. 627.4133(2)(e)).
- A hurricane in progress. If a cancellation or nonrenewal would take effect during a hurricane, its effective date is extended until the hurricane ends (s. 627.4133(2)(f)).
- A single water claim. "A single claim on a property insurance policy which is the result of water damage may not be used as the sole cause for cancellation or nonrenewal unless the insurer can demonstrate that the insured has failed to take action reasonably requested by the insurer to prevent a future similar occurrence of damage to the insured property" (s. 627.4133(6)). See our guide to water damage and home insurance.
- Roof age alone. An insurer may not refuse to renew solely because of the age of a roof under 15 years old, and a roof 15 years or older has an inspection route first. Our roof age guide covers the rule. Other underwriting reasons can still apply.
The first 7 days: a practical order
This is a sensible working order, not a legal requirement. Your policy dates, your lender and your home decide what fits you.
- Day 1: read the notice. Note the date on the notice, the date coverage ends and the reason given. The statute requires the reason to be in the notice.
- Day 1 to 2: tell your agent, and your mortgage lender if you have one. A lender generally needs proof of continuing coverage, so give it a heads-up early.
- Day 2 to 5: collect quotes. An independent agency such as ours can ask several insurance companies for a quote on the same home and the same coverage limits, which makes the offers easier to compare. A quote from us is free.
- Day 3 to 5: check Citizens. Citizens Property Insurance is the state-created insurer of last resort. By its own FAQ you "may be eligible" if no comparable private-market offer is received, or if the private offers received are more than 20 percent higher than a comparable Citizens policy; you "may be ineligible" if a private insurer offers comparable coverage within 20 percent. Every application is subject to Citizens' underwriting guidelines (Citizens FAQ, updated August 26, 2026). Our Citizens guide explains the 20 percent rule with a worked example.
- Day 5 to 7: ask whether anything on the notice can be fixed or documented. If the reason is something like roof age, an inspection report may change the picture; see our roof age, 4-point inspection and wind mitigation guides.
- Any day: call the state if the notice looks wrong. The helpline numbers are below.
Documents to gather
Having these ready lets an agent request quotes faster. Not every insurer asks for every item.
- The nonrenewal notice and the declarations page of the current policy (it lists coverages, limits and deductibles).
- The year the home was built and the year the roof was last replaced, with the permit if you have it.
- Any 4-point inspection and wind mitigation report you already hold, and their dates.
- A list of claims on the home in recent years, with the dates.
- Your mortgage lender's name and loan number, if you have a loan.
- If the home is in a flood zone, any flood policy and elevation certificate you have.
The Florida DFS consumer helpline
The Florida Department of Financial Services lists a statewide toll-free helpline at 1-877-MY-FL-CFO (1-877-693-5236), and (850) 413-3089 for out-of-state callers. Its page says "Insurance Assistance is available 8:00 AM - 5:00 PM ET, Monday through Friday" (Florida CFO, Contact Us). The same agency's homeowners overview lists an email address, Consumer.Services@myfloridacfo.com (Florida CFO).
Non-renewal questions
How much notice must a Florida insurer give before not renewing my homeowners policy?
For a personal lines residential policy, s. 627.4133(2)(b) says written notice at least 120 days before the effective date of the nonrenewal, and the notice must include the reason. The statute lists exceptions, such as 10 days for nonpayment of premium, 45 days when Citizens nonrenews a policy that has been assumed by another insurer, and 90 days for a policy covering both a home and a motor vehicle.
What happens if my insurer sends the notice late?
Under s. 627.4133(2)(d), coverage stays in effect until the earlier of the effective date of replacement coverage or the end of a period after the notice is given equal to the required notice period, at the same premium. The 10-day nonpayment notice is not covered by this paragraph.
Does the insurer have to tell me why?
Yes. The statute says the notice must include the reason for the nonrenewal, cancellation or termination, with the exception of the shorter notices described in its subparagraphs, which also require the reason to accompany the notice.
Can I go to Citizens right away?
You can apply, but a home is eligible only if no authorized private insurer offers comparable coverage within 20 percent of Citizens' premium for comparable coverage, according to Citizens' FAQ. A private offer more than 20 percent higher leaves you eligible, and all applications are subject to Citizens' underwriting guidelines. An agent can check what offers exist.
Can an insurer nonrenew me after one water damage claim?
Not solely for that, according to s. 627.4133(6), unless the insurer can show you failed to take action it reasonably requested to prevent a similar loss. The statute does not stop an insurer from relying on other lawful reasons.
Can an insurer nonrenew me while my home is being repaired after a hurricane?
Section 627.4133(2)(e) limits it. An authorized insurer may not nonrenew for 90 days after the home is repaired when the damage was a hurricane or wind loss under an emergency declaration, with listed exceptions. If it chooses to nonrenew, it must give at least 90 days' notice that it intends to nonrenew 90 days after the repairs.
Who do I call if I think the notice is not valid?
The Florida Department of Financial Services Consumer Helpline: 1-877-693-5236 toll-free, or (850) 413-3089 from outside Florida, weekdays 8 a.m. to 5 p.m. Eastern.
Talk to an agent
Your agent can read the notice with you, request quotes from several insurance companies and tell you what each one asks for. Our homeowners insurance page explains the coverage we place, and a quote from us is free.
More Florida homeowner guides
- All Florida insurance guides
- Citizens Property Insurance
- Roof age and home insurance
- Water damage and home insurance
- Buying a home in Florida: insurance checklist
- Homeowners insurance in Florida
Local pages: Pembroke Pines, Miramar, Weston, Hollywood, Fort Lauderdale, Kendall, Doral, Hialeah, Homestead, Cape Coral and all areas we serve.
Sources
- s. 627.4133, Fla. Stat.: Notice of cancellation, nonrenewal, or renewal premium (every notice period and quotation above)
- Florida CFO: Homeowners insurance overview (cancellation and nonrenewal summary, helpline email)
- Florida CFO: Contact Us (Consumer Helpline numbers and hours)
- Citizens: how do I become eligible for a new Citizens policy (eligibility and the 20 percent comparison)
- s. 627.7011(5), Fla. Stat. (roof age rule)
This page is general information, not advice about your policy. Coverage, discounts and eligibility vary by insurance company and policy, and your policy documents control. Best One Insurance is an independent insurance agency, not an insurance company. Licensed in Florida (DFS agency licenses L035127 and L087202).
