Doesn’t my homeowners insurance cover flooding?
No. Homeowners and renters policies don’t typically cover flood damage, including water from storm surge, heavy rain or overflowing rivers and canals. Flood coverage is its own policy. It comes from the National Flood Insurance Program, which FEMA runs, or from a private flood insurer.
Do I need flood insurance if I’m not in a flood zone?
Flooding isn’t limited to high risk zones, and in Florida a single storm can push water well inland. There are also two common situations where it’s required:
- Mortgages. Lenders often require flood insurance when a home is in a high risk flood zone.
- Citizens policyholders. Citizens Property Insurance requires most of its homeowners policies that include wind coverage to also carry flood insurance by January 1, 2027.
What does Citizens require?
Homes in a high risk flood area already need a flood policy to stay with Citizens. For homes outside those areas, the requirement has phased in by the home’s dwelling value:
| Starting | Homes required to carry flood |
|---|---|
| January 1, 2024 | Dwelling value of $600,000 or more |
| January 1, 2025 | Dwelling value of $500,000 or more |
| January 1, 2026 | Dwelling value of $400,000 or more |
| January 1, 2027 | All policies, regardless of value |
Condo unit owner policies, renters policies and policies without wind coverage are exempt. The flood coverage generally needs to be at least equal to your Citizens dwelling value, or the most the National Flood Insurance Program will allow.
How long before a flood policy starts?
Most National Flood Insurance Program policies have a 30 day waiting period before coverage begins. A few exceptions apply:
- No wait when the policy is bought along with a new mortgage loan, or added at renewal.
- A one day wait for homes newly mapped into a high risk zone, if bought within 13 months of the map change.
That waiting period is why buying flood coverage once a storm is forecast is usually too late.
How much flood coverage can I get?
Through the National Flood Insurance Program:
- Homes: up to $250,000 for the building and $100,000 for belongings.
- Renters: up to $100,000 for belongings.
- Businesses: up to $500,000 for the building and $500,000 for contents.
If your home is worth more than those limits, excess flood insurance covers the difference. Some homes also qualify for private flood policies with different limits. Your agent can tell you what’s available for your property.
Why use an independent agent for flood?
An independent agent works for you, not one insurance company. That means comparing flood options side by side and lining up your flood, homeowners and wind coverage so there are no gaps between them.
Common questions
Does my homeowners policy cover flooding?
No. Homeowners and renters insurance don't typically cover flood damage, including storm surge, heavy rain or overflowing rivers and canals, even when a hurricane causes it. Flood coverage is a separate policy from FEMA's National Flood Insurance Program or a private flood insurer. Wind damage from the same storm is usually covered by your homeowners policy.
How long does it take for flood insurance to start?
Most National Flood Insurance Program policies have a 30 day waiting period before coverage begins, so buying once a storm is forecast is usually too late. There's no wait when the policy is bought with a new mortgage loan or added at renewal. A one day wait applies to homes newly mapped into a high risk zone, if bought within 13 months of the map change.
How much flood coverage can I get for my home?
A National Flood Insurance Program policy covers a single family home up to $250,000 for the building and $100,000 for belongings. If your home is worth more, excess flood insurance can cover the difference, and some homes qualify for private flood policies with different limits. An independent agent can compare those options for your property.
Do I need flood insurance if I'm not in a flood zone?
Often, yes. Flooding happens outside high risk zones too, and in Florida a single storm can push water well inland. If you're insured with Citizens, flood coverage is required by January 1, 2027 for nearly all policies that include wind coverage, whatever your flood zone. Condo unit owner, renters and policies without wind coverage are exempt from that rule.
Can renters buy flood insurance?
Yes. Renters in Florida can buy flood coverage for their belongings, up to $100,000 through the National Flood Insurance Program. Renters insurance doesn't cover flood, and a landlord's flood policy covers the building, not your things. Most new flood policies have a 30 day waiting period.