We know flood insurance isn’t exactly a beach day topic. But after working with families across Miami-Dade and Broward for years, we’ve seen too many folks get blindsided by water in places they never thought possible. We don’t believe in scare tactics, but we do believe in straight talk, smart planning, and making sure you actually understand what’s at stake.
🌊 Flood Zones Aren’t What They Used to Be
Everyone loves to say, “I’m not in a flood zone, so I’m fine.” But if you saw the water rushing through Hialeah in November 2023 or remember the 15 inches of rain that soaked Miami back in 2000, you know better. Flooding doesn’t stick to official lines on a map; it follows the rain, the tides, and the unexpected.
Flood maps can’t keep up with the real world. Sea-level rise, new developments, and stronger storms change the game every year. Even if your mortgage company doesn’t make you buy flood insurance, it doesn’t mean you’re in the clear. And remember: your standard homeowners policy does not cover flood damage. We can’t say this enough.
🔎 FEMA vs. Private Flood Insurance
The National Flood Insurance Program (NFIP), which is managed by FEMA and provided through agents like us, is a solid starting point. However, private flood insurance has grown significantly in South Florida and offers more options.
Private policies may have higher coverage limits, faster policy activation, and extras like loss of use or pool repairs. These benefits make a big difference when the water rises. And don’t forget about your contents: your couch, your favorite shoes, your electronics, and all the personal items that make your house a home. We help you protect all of it, not just the walls and roof.
📃Citizens is Requiring Flood Too
Starting in 2023, Citizens Property Insurance began requiring policyholders in certain areas to carry flood insurance as a condition of renewal. This affects homeowners across Florida, regardless of whether they’re in a high-risk flood zone.
If your home is in a Special Flood Hazard Area (SFHA) and insured through Citizens, you’re already required to carry flood insurance. However, this requirement is expanding in phases for Citizens policyholders:
- In 2024, homes with a replacement cost of $600,000 or more must have flood coverage.
- In 2025, it applies to homes valued at $500,000 or more.
- In 2026, the threshold drops to $400,000 or more.
- By 2027, all residential policyholders with wind coverage will need flood insurance, no matter their home’s value.
The minimum required flood coverage is equal to your Citizens policy’s dwelling amount (Coverage A). Only Citizens condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance.
If you have a Citizens policy or are thinking about one, flood insurance is no longer optional. It’s now a built-in part of protecting your home and keeping your coverage active.
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