Buying a home in Fort Lauderdale means planning beyond the purchase price. Insurance is a key part of your total cost, and South Florida has a few rules of its own. If you understand how homeowners, hurricane, and flood coverage work together, you can budget with confidence and avoid last-minute surprises at closing. This guide breaks down what you need, what affects your premium, and how to earn credits that may lower your costs. Let’s dive in.
What you need in Fort Lauderdale
Homeowners policy basics
A standard homeowners policy typically protects the structure, other structures, your belongings, liability, and additional living expenses after a covered loss. For most single-family homes, this is often called HO-3. If you are buying a condo, an HO-6 policy is more common because the association’s master policy usually covers the building exterior while your policy covers interior finishes, belongings, liability, and certain loss assessments.
Windstorm and hurricane coverage
Wind-related damage from tropical storms and hurricanes is a top risk in Broward County. Many policies include wind coverage, but some treat it separately or apply special rules. Most Florida policies use a separate hurricane or windstorm deductible that is a percentage of your dwelling limit, often 2 to 5 percent. This deductible usually applies when a storm meets the policy’s definition, such as a named storm or declared hurricane. Always review how your specific policy defines the trigger.
Flood insurance
Standard homeowners policies do not cover flood. Fort Lauderdale’s flood risk comes from storm surge, tidal influences, heavy rainfall, and local drainage. If your property sits in a FEMA Special Flood Hazard Area, your lender will require flood insurance. You can buy flood coverage through the National Flood Insurance Program or private flood insurers. Your flood zone, elevation certificate, and updated FEMA maps can affect required coverage and premiums.
Citizens and market context
Citizens Property Insurance Corporation is Florida’s insurer of last resort and may be an option if private coverage is hard to obtain. The overall market has seen changes in availability and pricing in recent years. Check current guidance from Florida regulators and Citizens when you shop, and compare options with licensed Florida agents for the most up-to-date information.
Key coverages and add-ons to consider
- Dwelling coverage and other structures. Covers repairs or rebuilding after a covered loss. Replacement cost coverage is generally recommended to avoid underinsurance.
- Personal property. Protects your belongings. Ask about a replacement cost endorsement for contents.
- Liability and medical payments. Covers injuries to others on your property. An umbrella policy can increase limits if you want extra protection.
- Loss of use. Pays living expenses if a covered loss makes your home uninhabitable.
- Hurricane or windstorm deductible. Often a separate percentage of your dwelling limit and triggered by a named or declared event.
- Flood insurance. Separate policy for flood-caused damage to the structure and contents. Private carriers may offer different limits and pricing than NFIP.
- Ordinance or law coverage. Pays to bring damaged parts of your home up to current building codes, which is important in coastal Florida where codes evolve.
- Water or sewer backup endorsement. Adds protection for backups that are not covered under a standard policy.
- Scheduled valuables. Covers high-value items like jewelry or art above standard sublimits.
- Sinkhole and ground collapse. Florida-specific protections may be optional or subject to state provisions. Confirm current availability and terms.
- Mold and wear-and-tear limitations. Many policies limit mold and exclude gradual damage. Ask about available endorsements.
What drives your premium in Broward
- Roof age and condition. One of the biggest factors. Newer, well-documented roofs and certain coverings can improve pricing and availability.
- Opening protection. Impact-rated windows and doors or certified shutters can earn credits and help underwriting.
- Construction and roof shape. Masonry or block construction and hip roofs often perform better in wind.
- Location and elevation. Proximity to the coast, flood zone, and site elevation influence both wind and flood pricing.
- Claims history. Prior water, wind, or mold claims can raise premiums or limit options.
- System age and maintenance. Updated HVAC, plumbing, and electrical systems help reduce risk.
- Occupancy and use. Primary homes, second homes, and rentals rate differently.
- Consumer factors. Some insurers use insurance-based scores as allowed by Florida law.
- Market conditions. Reinsurance costs and state-level changes can affect availability and price.
Mitigation that lowers costs
Insurers in Florida often provide credits for documented wind and water resilience. The right features, plus the right paperwork, can make a real difference.
- Impact windows and doors or certified shutters
- Certified roof covering and documented replacement date
- Roof-to-wall connections and hurricane straps or ties
- Roof deck attachment and nailing patterns
- Secondary water resistance under the roof covering
- Hip roof shape and protected garage doors
- Elevated or protected mechanical systems
Inspections and documents that earn credits
- Florida wind mitigation inspection on the OIR-B1-1802 form
- Roof certification or contractor invoice showing replacement date and scope
- Elevation certificate for flood rating if your home sits above base flood elevation
- IBHS FORTIFIED documentation if applicable
When to get inspections
Order inspections and gather documents during due diligence, not after closing. Some insurers require mitigation paperwork within a set timeframe to apply credits. Having the right documents up front can widen your carrier choices and reduce premium.
How credits impact your options
Mitigation features can lower premiums and also make more carriers willing to write the policy. Exact discounts vary by insurer and the combination of features. A licensed Florida agent can help you match your home’s features with available credits.
How to shop and budget with confidence
Early steps during house-hunting
- Ask the seller for the current wind mitigation form, recent roof documentation, and prior insurance declarations.
- Confirm the flood zone and note any drainage concerns. If in a Special Flood Hazard Area, plan on lender-required flood insurance.
- Request preliminary quotes from multiple licensed Florida agents for the specific address, including dwelling limit and preferred deductibles.
Documents to request or order
- Wind mitigation inspection on OIR-B1-1802
- Roof certification or roofer’s invoice if replaced in the last 10 to 15 years
- Elevation certificate, if available
- Condo association master policy and bylaws, if applicable
Compare more than just the premium
- Add the hurricane or wind deductible to your budget. It is a percentage of the dwelling limit, not a flat amount.
- Review how the hurricane deductible is triggered and how often it can apply in a season.
- Ask about credits for mitigation, bundling, and claim-free history.
- For flood, compare NFIP and private options, including limits, waiting periods, and exclusions.
Budgeting checklist
- Annual homeowners premium from 2 to 3 carriers
- Flood premium, if required or desired
- Estimated hurricane deductible exposure in dollars
- Condo loss assessment exposure and HO-6 limits, if applicable
- Cost of upgrades like impact windows or roof improvements compared to potential premium savings
- Optional umbrella policy cost for higher liability limits
Timing and lender expectations
Lenders typically require proof of hazard and any required flood coverage at closing. Secure binders or declarations early so you do not delay the timeline. If flood is required, align the effective date with your closing date.
Smart questions to ask an insurance agent
- Is wind or hurricane covered in the main policy or by a separate policy or endorsement?
- What is my hurricane or windstorm deductible, how is it calculated, and what triggers it?
- Which mitigation credits apply and what documents do you need to honor them?
- For condos, what does the master policy cover and what must I insure in my HO-6?
- Are there exclusions or sublimits I should know about, such as mold, water backup, or jewelry?
For condo buyers in Fort Lauderdale
Condo insurance needs differ from single-family homes. The association’s master policy typically covers the structure and common areas, while you insure your interior finishes, personal property, liability, and certain loss assessments. Review the master policy and bylaws early so you can set the correct HO-6 limits. Confirm loss assessment coverage and ensure your interior build-out is protected to the level you want.
Quick math on hurricane deductibles
A hurricane deductible is often a percentage of your dwelling coverage. If your dwelling limit is 500,000 and your hurricane deductible is 2 percent, your out-of-pocket for a covered hurricane claim would start at 10,000. This is separate from the all-other-perils deductible. Knowing this number helps you plan both your emergency fund and your preferred deductible level.
How The Gobin Group helps
Insurance is one part of a smooth closing. With deep local experience and a lending-informed approach, our team helps you line up the right documents early, keep your lender’s timeline on track, and budget the true cost of ownership without surprises. If you are comparing homes across Broward, we will help you weigh roof age, flood zones, and mitigation features alongside price and location so your decision is both practical and confident.
Ready to buy with clarity and less stress? Connect with The Gobin Group for local guidance that protects your time and your budget.
FAQs
What home insurance do Fort Lauderdale buyers typically need?
- Most buyers need a homeowners policy for the structure and belongings, wind or hurricane coverage with a separate deductible, and separate flood insurance if required by lender or desired for risk.
How do hurricane deductibles work in Florida?
- They are usually a percentage of your dwelling limit, often 2 to 5 percent, and they apply when a storm meets the policy’s trigger such as a named storm or declared hurricane.
Do I need flood insurance if I am not in a high-risk zone?
- Lenders require flood insurance in Special Flood Hazard Areas, but many buyers outside those zones still choose coverage based on local rainfall, drainage, and storm surge risk.
Which documents can lower my premium in Broward County?
- A completed wind mitigation inspection form, roof certification with replacement date, and an elevation certificate for flood rating can help you access credits and better pricing.
How does Citizens Property Insurance fit into my options?
- Citizens is the insurer of last resort in Florida and may be available if private coverage is not, but availability and rules can change with the market.
What should Fort Lauderdale condo owners insure with an HO-6?
- Your interior finishes, personal property, liability, loss of use, and loss assessment exposure, coordinated with what the association’s master policy covers.
