Hurricane and flood insurance in Florida: what buyers need

Which hazards matter in Florida and in Miami?

Hurricane wind and flood, including storm surge, are insured separately. Wind is part of most homeowners policies, with its own hurricane deductible. Flood needs its own policy, from the National Flood Insurance Program (NFIP) or a private insurer.

In Miami-Dade County, the county calls storm surge “the greatest threat to life and property from a hurricane” and the main reason residents are asked to evacuate. It maps five Storm Surge Planning Zones, A to E:

These zones deal with surge only, not your flood zone, and evacuations follow each storm’s track and projected surge. See also our Miami guide.

How does a hurricane deductible work?

A Florida hurricane deductible is usually a percentage of the dwelling limit, not a flat dollar amount. Section 627.701 sets the rules:

• Before issuing a policy, the insurer must offer hurricane deductibles of $500, 2%, 5% and 10% of the dwelling limit. With a dwelling limit of $250,000 or more, it need not offer the $500 option.
• The policy face must state in bold type that it “contains a separate deductible for hurricane losses,” and the declarations page must show the dollar amount.
• For a home valued under $500,000, a deductible above 10% requires a handwritten statement from the policyholder and, if there is a mortgage, the lender’s written approval.
• The hurricane deductible applies once per calendar year, not per storm. After a first hurricane, the next one uses the greater of the remaining hurricane deductible or the regular deductible.

Example: a $400,000 dwelling limit

Insurers must also file discounts for wind mitigation features such as roof-to-wall connections and opening protection (§ 627.0629), and notify you of them at issuance and at each renewal (§ 627.711).

What does home insurance cost in Miami-Dade?

The Florida Office of Insurance Regulation (OIR) publishes average premiums by county. In its July 1, 2026 stability report, using data as of March 31, 2026:

Your premium depends on the insurer, insured value, deductibles and policy terms, and these averages exclude flood insurance. For the basics, see our guide to homeowners insurance.

What is Citizens, and who can get it?

Citizens Property Insurance Corporation is created by § 627.351(6) to cover owners who cannot find coverage in the private market. As of March 31, 2026, the OIR reports Citizens held 1.93% of Florida homeowners policies.

Key eligibility rules in force:

• The 20% rule. For a primary residence, if a private insurer offers comparable coverage, the home is not eligible for Citizens unless that offer is more than 20% above the Citizens premium. Renewals face the same test.
• Value cap. A home with a dwelling replacement cost of $700,000 or more is not eligible. In counties where the OIR finds no reasonable degree of competition, the limit is under $1 million. The OIR’s February 2023 examination report states that it made that finding for Miami-Dade and Monroe counties in a 2014 consent order.
• Flood requirement. Under § 627.351(6)(aa), Citizens homeowners policies with wind coverage must carry flood insurance on this schedule:

Condo unit-owner policies and policies without wind coverage are exempt. Citizens asks for flood coverage at least equal to the Citizens dwelling limit, or the NFIP maximum of $250,000 if that is lower.

If Citizens runs a deficit, it first charges its own policyholders a surcharge of up to 15% of premium. It can then levy emergency assessments on most Florida property and casualty policies, Citizens or not, excluding NFIP policies (§ 627.351(6)(b)3).

The Florida Hurricane Catastrophe Fund (§ 215.555) is a separate state fund that reimburses insurers for part of their hurricane losses. It does not sell policies to homeowners.

How do you insure against flood?

FEMA’s FloodSmart site sets the NFIP basics:

• An NFIP building policy covers up to $250,000, and contents up to $100,000.
• Coverage starts 30 days after purchase, with no wait when you buy it in connection with making, increasing, extending or renewing a mortgage.
• In zones A or V, flood insurance is required for a federally backed mortgage.

Private flood insurance is also allowed in Florida. Section 627.715 defines standard, preferred, customized and flexible flood policies. A “standard” private policy must match NFIP coverage. Our guide to flood insurance explains the zones in detail.

Can you get help hardening the home?

Yes, if you qualify. The My Safe Florida Home program (§ 215.5586), run by the Department of Financial Services, offers free wind mitigation inspections and grants. As of October 2026, its website says inspections and grants of up to $10,000 are available. The statute sets these conditions for a grant:

• a homesteaded, owner-occupied, site-built single-family home, detached or attached up to three stories;
• built before January 1, 2008 and insured for $700,000 or less;
• a low- or moderate-income applicant;
• the state pays $2 for every $1 from the homeowner, up to $10,000; low-income applicants need no match.

Funding depends on yearly appropriations.

What must a seller disclose about flooding?

Since October 1, 2024, § 689.302 requires the seller of residential property to give the buyer a flood disclosure at or before signing the contract. As amended effective October 1, 2025, the form states whether the seller:

1. knows of any flooding that damaged the property during their ownership;
2. filed a flood insurance claim, including with the NFIP;
3. received flood assistance, including from FEMA.

The form also reminds buyers that homeowners policies do not cover flood. For the other disclosures, see seller disclosure in Florida.