Insurance & Flood
In Florida, insurance is part of the price of the home.
Roof age, construction, flood zone, and wind protection can change your premium by thousands of dollars a year. Check them before you commit.
By Dawn Spencer · Last updated
For Buyers
Shop insurance early
- Get homeowners and flood quotes during your inspection period
- Ask the seller for an existing wind mitigation report
- Expect a four-point inspection on older homes
- Check the roof's age and type; it drives insurability
- Compare quotes from an independent agent who works with multiple insurers
For Sellers
Make your home easier to insure
- Have a current wind mitigation report ready
- Gather permits and receipts for roof, electrical, plumbing, and HVAC updates
- Fix visible issues a four-point inspector would flag
- Share elevation certificates if you have them
What Drives Your Premium
Why two similar homes can have very different insurance costs
- Roof age and type: the single biggest factor for many insurers
- Roof shape: hip roofs generally rate better than gable roofs in wind
- Roof-to-wall connections: clips or straps beat toe-nails
- Opening protection: impact windows and doors or approved shutters
- Secondary water resistance under the roof covering
- Year built: homes built under Florida's modern building code (after 2001) often rate better
- Distance to the coast, construction type, and claims history (ask the seller for a CLUE report)
A wind mitigation inspection documents many of these features. If the existing report is old or doesn't reflect upgrades, a new one can pay for itself.
Florida Rules to Know
Roof age, Citizens, and hardening grants
- Roofs under 15 years old: under Florida law, an insurer can't refuse to write or renew a homeowners policy solely because of the roof's age.
- Roofs 15 years or older: the insurer must allow an inspection by an authorized inspector before requiring replacement; if it shows at least five years of useful life left, the insurer can't refuse coverage solely because of age.
- Citizens and flood: Citizens Property Insurance, the state-backed insurer, is phasing in a requirement that its homeowners policyholders also carry flood insurance, reaching all personal residential policies by January 1, 2027, even outside high-risk flood zones.
- My Safe Florida Home: the state program offers free wind mitigation inspections and matching grants for hardening upgrades when funding is available. Check current status at mysafeflhome.com (opens in a new tab).
Insurance laws change often. Confirm current rules with a licensed agent or the Florida Office of Insurance Regulation.
Flood Zones
Know the flood risk for any address
Northeast Florida has the ocean, the St. Johns River, the Intracoastal, and countless creeks and marshes. Flood zone can vary from one side of a street to the other.
| FEMA zone | What it means | Flood insurance |
|---|---|---|
| VE | Coastal high-hazard area with wave action | Required with a federally backed mortgage |
| A, AE, AO, AH | High-risk area (1% or greater annual chance of flooding) | Required with a federally backed mortgage |
| X (shaded) | Moderate risk | Not federally required, but often recommended, and often less expensive |
| X (unshaded) | Minimal mapped risk | Not federally required; many flood claims still come from outside high-risk zones |
- Elevation certificate: shows how high the home sits relative to expected flood levels. Ask the seller if one exists; it can lower a flood premium.
- NFIP vs. private flood: compare National Flood Insurance Program policies with private flood options; some private policies cost less or cover more.
- Waiting period: NFIP policies generally take 30 days to start, except when bought in connection with a new mortgage, so buy it as part of your closing.
- Assumable flood policies: an NFIP policy can sometimes be transferred from the seller, preserving its rating.
- FEMA Flood Map Service Center (opens in a new tab)Official flood zone maps
- FloodSmart (opens in a new tab)National Flood Insurance Program
- Citizens Property Insurance (opens in a new tab)Florida's state-backed insurer
- Florida Office of Insurance Regulation (opens in a new tab)Consumer information and insurer lookup
Do I need flood insurance in Florida?
Lenders require flood insurance for homes in high-risk flood zones. Many homes outside those zones flood too, and standard homeowners policies don't cover flood. Get a quote for every home you're serious about.
What is a wind mitigation inspection?
An inspection that documents a home's wind-resistant features, like roof shape, roof-to-wall connections, and opening protection. Insurers use it to give premium discounts.
What is a four-point inspection?
A limited inspection of the roof, electrical, plumbing, and HVAC systems that insurers often require for older homes before writing a policy.
Is there a waiting period for flood insurance?
Policies through the National Flood Insurance Program generally have a 30-day waiting period before coverage starts, with exceptions such as when a policy is bought in connection with a new mortgage.
General information only, not insurance advice. Talk with a licensed insurance agent about coverage for a specific property.
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Dawn Spencer, REALTOR® · Hi Real Estate