Flood is a separate policy
Standard homeowners (HO-3), condo (HO-6) and renters policies exclude damage from flood, meaning rising water, storm surge, and overflowing lakes and rivers. Wind-driven rain coming through a damaged roof is usually a homeowners claim. Water rising from the ground up is a flood claim. To cover flood, you need a separate flood policy.
Your two options
| NFIP (federal program) | Private flood | |
|---|---|---|
| Building limit | Up to $250,000 for a home | Often higher, depending on the carrier |
| Contents limit | Up to $100,000 | Varies by carrier |
| Waiting period | Usually 30 days | Set by the carrier, and often shorter |
| Additional living expenses | Not covered | Often included or available |
| Pricing | Risk Rating 2.0, with annual increases capped by law | Carrier's own rating, sometimes cheaper for lower-risk homes |
Florida law lets private flood policies satisfy a mortgage lender's flood requirement when they meet federal standards. We quote both and show you the difference.
The 30-day wait
A new NFIP policy generally doesn't take effect until 30 days after purchase. The main exceptions are coverage bought in connection with a mortgage closing, and certain map changes. If a hurricane is already in the forecast, it's too late to start an NFIP policy for that storm. Buy it before June 1.
Citizens policyholders: flood is becoming mandatory
Florida law is phasing in a requirement that Citizens Property Insurance residential policyholders carry flood insurance, starting with homes in high-risk flood zones and higher-value homes. All Citizens personal residential policies are covered by January 1, 2027. If you're on Citizens, getting flood coverage in place early avoids a gap when your renewal requires it.
"I'm not in a flood zone"
Flood zone maps show the risk of a specific kind of flood. They don't promise you won't flood. Heavy rainfall, overwhelmed drainage and storm surge regularly flood Florida homes outside mapped high-risk zones, and homes in lower-risk zones often qualify for lower flood premiums. If you couldn't comfortably pay for flood repairs yourself, get a quote.