If you’ve had property damage in Florida, you’ve probably heard of public adjusters. Maybe a neighbor used one. Maybe you saw an ad. And you’re wondering whether you actually need one, or whether you can handle the claim yourself.
The honest answer: not every claim needs a public adjuster. This guide explains what a public adjuster does, what Florida law says about fees and contracts, and how to tell which situation you’re in.
Three kinds of adjusters
Florida’s official Claim Process Disclosure Form (DFS-H1-1982) describes three types of adjusters you may meet:
- Company adjuster: employed by the insurance company to handle claims on its behalf.
- Independent adjuster: contracted by the insurance company to handle claims on its behalf.
- Public adjuster: contracts with and is paid by you, the insured, to help you with the claim. A public adjuster is not an employee or representative of the insurance company.
The same form reminds policyholders that you are not required to hire a public adjuster, and that you always have the right to communicate directly with your insurer.
What a public adjuster does
Under Florida law, a public adjuster may prepare, file and negotiate a property insurance claim for the policyholder (Fla. Stat. § 626.854(1)). In practice that often includes:
- Reviewing your policy and explaining coverages and limits
- Inspecting and documenting the damage, including hidden or secondary damage
- Preparing a detailed, itemized estimate (Florida requires a public adjuster to provide a written estimate within 60 days after the contract, § 626.854(12))
- Handling communication and meetings with the insurer’s adjuster
- Assembling contents inventories, living expense records or business income documentation
- Supporting you through reinspection, mediation or appraisal
A public adjuster can’t give legal advice (§ 626.854(3)), can’t participate in repairing your property (§ 626.8795), and can’t accept a settlement without your approval (Rule 69B-220.051(7), F.A.C.). DFS’s consumer guide also notes that a public adjuster can’t guarantee a quicker or larger settlement.
When you may not need one
- The damage is small or straightforward, such as a single, clearly covered item.
- The insurer has paid promptly and the amount matches reputable contractor estimates.
- The insurer has paid or agreed to pay policy limits quickly. Florida caps a public adjuster’s fee at 1% of a coverage part that’s paid at policy limits within 14 days after the date of loss or 10 days after the contract, whichever is later (§ 626.854(11)(b)3.), for residential and condo unit owner policies.
- You’re comfortable reading your policy, organizing documentation and negotiating line items yourself.
When it may make sense to get help
- The loss is large or complex: a fire, a major storm, a condo association claim or a business with lost income.
- The insurer’s estimate is far below contractor bids, or you think damage was missed.
- The claim was denied or partially denied, and the dispute turns on documentation or cause of loss.
- You don’t have the time to manage a long claim while also repairing your home or running a business.
- You’re dealing with multiple policies (wind and flood, master policy and HO-6).
How public adjuster fees work in Florida
Public adjusters in Florida are usually paid a percentage of the claim payments they help obtain. For residential and condo unit owner policies, Florida caps those fees (Fla. Stat. § 626.854(11)):
| Situation | Maximum fee |
|---|---|
| Claims from an event under a Governor’s state of emergency, made during the year after the declaration | 10% of claim payments |
| Other claims | 20% of claim payments |
| Reopened or supplemental claims | 20% of the new payments only, never on earlier payments |
| A coverage part paid at policy limits within 14 days of the loss or 10 days of the contract (whichever is later) | 1% |
| Amounts the insurer paid or agreed to pay before you signed the contract | 0% |
Fees also can’t be charged on your deductible, and a fee on additional living expenses requires a separate signed agreement (§ 626.854(11)(c)–(d)). Commercial policies aren’t covered by these specific caps, so ask how fees are calculated.
What the contract must include
Florida law sets strict rules for public adjuster contracts (Fla. Stat. § 626.8796 and § 626.854). Among them:
- The contract must be titled “Public Adjuster Contract,” in at least 12-point type, and state the fee percentage in 18-point bold type.
- It must include the adjuster’s and firm’s license numbers and contact information.
- Before you sign, you must receive and sign the DFS Claim Process Disclosure Form.
- You must get an unaltered copy of the signed contract.
- For residential and condo unit owner policies, you can cancel within 10 days of signing without penalty, or, for claims tied to a state of emergency, within 30 days after the date of loss or 10 days after signing, whichever is longer. You can also cancel if the adjuster doesn’t provide a written estimate within 60 days, unless the delay is beyond the adjuster’s control (§ 626.854(7)).
Questions to ask before you hire anyone
- Are you licensed in Florida? (You can verify licenses through the Florida Department of Financial Services.)
- What is your fee, and what will it be calculated on?
- Who will actually inspect and handle my claim day to day?
- How often will you update me, and how? (Florida now requires public adjusters to respond to a written claim status request within 14 days, § 626.854(24).)
- Have you handled claims like mine: same damage type, same property type?
- Can I read the contract and disclosure form before signing?
Red flags to watch for
Be cautious of anyone who promises a specific settlement amount, offers cash or gifts for signing, says a claim is “no risk” or pressures you to sign the same day. Florida law treats several of these as deceptive or prohibited for public adjusters (Fla. Stat. § 626.854(8)–(10), (23)).
Frequently asked questions
Is a public adjuster worth it?
It depends on the claim. For small, promptly paid claims, often not. For large, complex, denied or underpaid claims, many property owners find it helpful to have someone document and negotiate on their behalf. No one can promise a specific result.
What’s the difference between a public adjuster and an insurance adjuster?
The insurance company’s adjusters (company or independent) work on the insurer’s behalf. A public adjuster contracts with and works for you, the policyholder.
How much does a public adjuster cost in Florida?
For residential and condo unit owner policies, fees are capped at 10% for claims tied to a declared emergency (during the year after the declaration) and 20% otherwise, with lower caps in specific situations (§ 626.854(11)).
Can I hire a public adjuster after my claim is paid?
Yes, for a reopened or supplemental claim, but the fee can only be based on new payments obtained after the contract, capped at 20% (§ 626.854(11)(a)).
Want an honest opinion on your claim?
We’ll tell you if we think you can handle it yourself. Call 888-888-8591 or visit www.NorthsideAdjusters.com for a free claim review. Northside Adjusters is a licensed Florida public adjusting firm serving homeowners, businesses and condo associations across Florida.
Read more on our FAQ page or request a free inspection.
Sources
- Fla. Stat. § 626.854 (2026, incl. subsection (24) added by ch. 2026-174): https://www.flsenate.gov/Laws/Statutes/2026/626.854
- Fla. Stat. § 626.8796, Public adjuster contracts (2026): https://www.flsenate.gov/Laws/Statutes/2026/626.8796
- Fla. Stat. § 626.8795 (2026): https://www.flsenate.gov/Laws/Statutes/2026/626.8795
- Rule 69B-220.051, F.A.C.: https://www.flrules.org/gateway/ruleno.asp?id=69B-220.051
- Florida DFS, Claim Process Disclosure Form DFS-H1-1982: https://www.myfloridacfo.com/division/agents/licensing/forms
- Florida DFS, Working With a Public Adjuster (consumer guide): https://www.myfloridacfo.com/docs-sf/insurance-consumer-advocate-libraries/ica-documents/public-adjuster-consumer-tips.pdf
