Florida Homeowners Insurance: Your Rights, Deductibles, and Discounts

What Changed, and How to Pay Less

Most Florida homeowners only read their policy after something goes wrong. That’s the worst time to learn that the hurricane deductible is $14,000, that the roof has its own deductible, or that the claim deadline already passed. Florida law gives homeowners more protections than most people realize, and a few of them can lower the bill right now.

This guide covers how the coverage works and what the law requires of insurers. For what premiums cost in Central Florida and how the market got here, see Florida homeowners insurance trends for 2026.

Short version: A standard Florida homeowners policy doesn’t cover flood, and the hurricane deductible is usually a percentage of the dwelling limit (2% to 10%), not a flat dollar amount. Insurers can’t refuse to write or renew a policy just because the roof is under 15 years old, and they must give discounts for wind-resistant features documented in a wind mitigation inspection. They must give 120 days’ notice before nonrenewing a homeowners policy, and they must pay or deny a claim within 60 days. You have 1 year from the date of loss to report a new claim. The state’s free My Safe Florida Home inspection and a 2026 sales tax refund on impact windows and doors can both cut costs for homesteaded owners.

What a Florida homeowners policy covers, and what it doesn’t

Most owner-occupied houses are insured on an HO-3 form, the standard homeowners policy. It covers the house (Coverage A, the dwelling limit), other structures, your belongings, liability, and extra living expenses if you have to move out during repairs. Condo owners use an HO-6 policy that works alongside the association’s master policy; the condo buying guide explains that split.

Three parts of the policy deserve a close look:

Replacement cost vs. actual cash value. Replacement cost pays to rebuild or replace. Actual cash value subtracts depreciation, which can leave a big gap on an older roof. Under F.S. 627.7011, insurers must offer replacement cost coverage. On a replacement cost claim, they can pay the actual cash value first and the rest as the repair work is done.
Law and ordinance coverage. When an older home is repaired, the work has to meet today’s building code, and that costs more. Law and ordinance coverage pays the difference, limited to 25% or 50% of the dwelling limit. The same statute makes 25% the default unless you reject it in writing. It’s worth asking for 50% on an older house. The hurricane code and wind zones guide explains how much the code has changed.
Flood. Flood is never covered, even when a hurricane causes it. Florida law requires a bold warning saying so on the declarations page. Flood coverage is a separate policy, covered in the flood insurance guide. Sinkhole coverage is its own question too; see sinkholes in Florida.

The hurricane deductible and the roof deductible

Florida policies usually have two deductibles: a regular one for things like a burst pipe or a kitchen fire, and a separate hurricane deductible. Under F.S. 627.701, insurers must offer hurricane deductibles of $500, 2%, 5%, and 10% of the dwelling limit. Homes insured for $250,000 or more don’t have to be offered the $500 option.

The percentage is of the dwelling limit, not of the damage. On a home insured for $350,000, a 2% hurricane deductible is $7,000 and a 5% deductible is $17,500. The law requires the insurer to show the dollar amount on the declarations page, so check it there. The hurricane deductible applies once per calendar year. If two hurricanes hit in the same year, the second claim uses whatever is left of the hurricane deductible or the regular deductible, whichever is greater.

Since 2023, insurers can also add a separate roof deductible, which applies to roof claims that aren’t from a hurricane. The law caps it at 2% of the dwelling limit or half the cost of replacing the roof, whichever is less. It doesn’t apply to hurricane roof damage, to a tree that punctures the roof deck, to a total loss, or to repairs of less than half the roof. The policy must carry a bold warning page right behind the declarations. You can reject a roof deductible by signing the insurer’s opt-out form. In exchange, the premium includes a credit for taking it, so it’s worth asking what you’d pay with and without it.

A higher deductible lowers the premium, but that money has to be on hand after a storm. Make sure the hurricane deductible is an amount you could actually pay. The true monthly cost calculator shows how insurance fits into the full monthly cost of a home.

The roof-age rule most homeowners don’t know they have

Under F.S. 627.7011(5), an insurer can’t refuse to issue or renew a homeowners policy solely because the roof is less than 15 years old. Once a roof is 15 or older, the insurer must let you get a roof inspection, at your expense, before requiring a replacement. If the inspection shows at least 5 years of useful life left, the insurer can’t refuse or drop you over roof age alone. The inspector can be a licensed home inspector, building code inspector, contractor, roofer, engineer, or architect the insurer accepts.

Roof age is counted from the last time the whole roof was replaced, so a partial repair doesn’t reset the clock. The rule only covers roof age. An insurer can still decline a roof that’s actually failing or that doesn’t meet its other underwriting rules. If you’re facing a nonrenewal over an aging roof that’s still sound, get the inspection before you assume you need a new roof. The roof lifespan guide covers how long Florida roofs really last, and the home inspection checklist covers the four-point and roof inspections insurers ask for.

Wind mitigation: the discount the law requires

A wind mitigation inspection documents a home’s hurricane-resistant features: roof shape, how the roof deck is nailed down, the straps or clips that tie the roof to the walls, a secondary water barrier, and protected windows and doors. Under F.S. 627.0629, every insurer’s residential rates must include discounts or credits for those features. Since October 1, 2023, every insurer must also explain its mitigation discounts on its website.

The discount comes off the hurricane part of the premium, which is often the largest part. The amount depends on the home and the insurer. If you’ve never had a wind mitigation inspection, or you replaced the roof or windows since the last one, getting a new one and sending it to your insurer is one of the quickest ways to lower the bill. Don’t assume an old report was ever applied; ask your agent to confirm the credits on the declarations page.

My Safe Florida Home: a free inspection and up to $10,000 toward upgrades

My Safe Florida Home is a state program run by the Florida Department of Financial Services. It offers a free wind mitigation inspection and grants for the upgrades the inspection recommends. The rules as of 2026:

Who qualifies for the free inspection. A site-built, owner-occupied single-family home with a homestead exemption. Condos, mobile homes, rentals, and second homes don’t qualify. The homestead exemption guide explains how to get one.
Who qualifies for a grant. The home must have had the program’s inspection, be insured for $700,000 or less, and have been built before January 1, 2008, according to the county property appraiser.
How much. Matching grants pay $2 for every $1 you spend, up to $10,000 from the state. A $9,000 job, for example, gets $6,000 back. Low-income homeowners can get up to $10,000 with no match.
What it pays for. Impact windows, doors, and garage doors; roof-to-wall connections; roof deck nailing; and a secondary water barrier, but only when the inspection report recommends them.

Applications open in phases, starting with low-income homeowners 60 and older. The program depends on yearly funding from the Legislature, so check its site for the current status. The rule that trips people up is this: don’t start any work before the grant is approved. Starting early disqualifies the reimbursement.

New in 2026: a sales tax refund on impact windows and doors

The 2026 tax package (HB 7031-E) created a refund of the Florida sales tax paid on impact-resistant windows, exterior doors, and garage doors. Here’s how it works, according to the Department of Revenue’s Form DR-26HH:

Purchases made from July 1, 2026, through June 30, 2029.
The home must be site-built, have a homestead exemption, and have a just value (market value per the appraiser) of $700,000 or less. Mobile and manufactured homes don’t qualify.
The refund is up to $500, for one property per owner, and includes the county surtax.
How to claim it. You pay the tax at purchase, then file Form DR-26S with Form DR-26HH and your receipts, online or by mail, by September 30, 2029.

At a 6.5% combined rate, the $500 cap covers the tax on about $7,700 of windows and doors. Keep every receipt, and send the new wind mitigation report to your insurer once the work is done, since the same upgrades can also earn a premium discount.

Citizens: the state’s insurer of last resort

Citizens Property Insurance Corporation is a state-created insurer for people who can’t find coverage from a private company. It’s much smaller than it was. Citizens had 254,736 policies as of October 2, 2026, down from a peak of about 1.42 million in October 2023, as private insurers took policies over. For policies starting on or after July 1, 2026, regulators approved an average 8.8% rate decrease for Citizens homeowners multiperil policies, according to the Citizens bulletin.

The rules that matter to a Citizens customer:

The 20% rule. Under F.S. 627.351(6)(c)5., if a private insurer offers comparable coverage on a primary home for no more than 20% above Citizens’ premium, you’re no longer eligible for Citizens. That includes a renewal offer through Citizens’ takeout or depopulation program. If the private offer is more than 20% higher, you can stay. Read any takeout offer closely, since some are now cheaper than Citizens.
Rate caps. In 2026, Citizens rate increases are capped at 15% for primary residences and 50% for homes that aren’t a primary residence. That matters for snowbirds and landlords.
Flood coverage is required. Citizens requires flood insurance on personal residential policies that include wind coverage. It already applies to homes in FEMA high-risk flood zones and to homes with a dwelling value of $400,000 or more. By January 1, 2027, it applies to all of them, regardless of value. Condo unit owner policies and policies without wind coverage are exempt.

Your rights on renewals, cancellations, and nonrenewals

F.S. 627.4133(2) sets the notice rules for homeowners and condo policies:

45 days’ notice of the renewal premium. The notice must show how much of the premium comes from state assessments and how much from a rate increase.
120 days’ notice before a nonrenewal or cancellation, with the reason, except 10 days for nonpayment. Once a policy has been in force 60 days, the insurer can cancel it only for specific reasons, such as nonpayment, a material misstatement, or a substantial change in the risk.
No cancellation in the middle of a hurricane. A cancellation or nonrenewal that would take effect during a hurricane is pushed back until the hurricane is over.
Protection after a claim. After covered damage, an insurer generally can’t cancel or nonrenew until the home is repaired. After a declared hurricane, that protection lasts until 90 days after the repair. A single water damage claim can’t be the only reason for a cancellation or nonrenewal, and neither can a claim from an act of God, unless you ignored the insurer’s reasonable requests to prevent it from happening again.

If an insurer misses a required notice, the coverage stays in effect until the notice period runs out or you get replacement coverage, whichever comes first.

Filing a claim: the deadlines on both sides

Under F.S. 627.70132, you must report a new or reopened claim within 1 year of the date of loss, and a supplemental claim (more damage from the same event) within 18 months. For a hurricane, the date of loss is the date it made landfall. Report damage quickly anyway, since a delay makes it harder to show what caused it.

The insurer has deadlines too, under F.S. 627.70131:

Acknowledge your claim communication within 7 days.
Begin its investigation within 7 days of getting your proof of loss.
Do any physical inspection within 30 days.
Send you a copy of the adjuster’s detailed estimate within 7 days of its being written.
Pay or deny the claim, in whole or in part, within 60 days, with a written explanation. Late payments generally earn interest.

If you disagree with the insurer’s offer, Florida has a free mediation program run by the Department of Financial Services, under F.S. 627.7015. The insurer pays the mediator. It’s for disputes of $500 or more on homeowners claims. If you sign a settlement there, you have 3 business days to change your mind, as long as you haven’t cashed the check.

While a claim is open, stop the damage from getting worse and document everything: photos, receipts, and a list of what was damaged. With water damage, drying the house quickly matters for mold; the mold prevention guide covers what to do. The hurricane preparedness guide covers making a home inventory before a storm.

Other legitimate ways to bring the bill down

Get quotes through an independent agent. An independent agent can compare several insurers; a captive agent sells only one company’s policies.
Ask about every discount. That includes wind mitigation credits, bundling home and auto, monitored alarms, and newer roofs or plumbing.
Price the deductibles. Compare the premium at a 2% versus 5% hurricane deductible, and with versus without a roof deductible, before you decide.
Re-shop at renewal. More insurers are writing policies in Florida than a few years ago, and rates have been coming down for many owners. The 2026 trends article covers what that looks like in Central Florida.

Frequently Asked Questions

It’s usually a percentage of the dwelling limit, not of the damage. Insurers must offer 2%, 5%, and 10% options (and $500 on homes insured for under $250,000). On a home insured for $350,000, a 2% deductible is $7,000. It applies once per calendar year, and the dollar amount must be shown on the declarations page.

Not because of age alone if the roof is under 15 years old. If it’s 15 or older, Florida Statute 627.7011 lets you get a roof inspection first, and if it shows at least 5 years of useful life left, the insurer can’t refuse or nonrenew you over roof age. An insurer can still decline a roof that’s actually in poor condition.

At least 120 days for a nonrenewal or cancellation of a homeowners policy, with the reason, except 10 days for nonpayment. You also get 45 days’ notice of the renewal premium. A cancellation that would take effect during a hurricane is pushed back until the storm is over.

One year from the date of loss for a new or reopened claim, and 18 months for a supplemental claim. For a hurricane, the date of loss is landfall. The insurer then has 60 days to pay or deny the claim.

A state program that offers homesteaded, site-built single-family homes a free wind mitigation inspection, plus grants for recommended upgrades on homes built before 2008 and insured for $700,000 or less. Matching grants pay $2 for every $1 spent, up to $10,000; low-income owners can get up to $10,000 with no match. Don’t start work before the grant is approved.

Yes. Owners of homesteaded, site-built homes with a just value of $700,000 or less can get back up to $500 in sales tax paid on impact windows, doors, and garage doors bought from July 1, 2026, through June 30, 2029. File Forms DR-26S and DR-26HH with the Department of Revenue by September 30, 2029.

Most do. Citizens personal residential policies with wind coverage already need flood insurance in FEMA high-risk zones and for homes with a dwelling value of $400,000 or more. By January 1, 2027, the requirement covers all of them. Condo unit owner policies and policies without wind coverage are exempt.

No, not even when a hurricane causes the flooding. Flood coverage is a separate policy from the National Flood Insurance Program or a private flood insurer.

Sources

This article is for general informational purposes only and isn’t financial, legal, insurance, or tax advice – for guidance specific to your situation, talk to a licensed professional.

Florida Homeowners Insurance in 2026