Maybe you noticed a ceiling stain months after a storm. Maybe your insurer paid, and then you found more damage during repairs. Either way, you’re wondering whether it’s too late.
Florida has specific, statewide deadlines for property insurance claims. They were shortened in the December 2022 special session reforms, so advice you read a few years ago may be out of date. Here’s how the current rules work.
This article is general information, not legal advice. Your policy may contain additional deadlines (for example, for a sworn proof of loss), and lawsuit deadlines are separate. Ask a Florida attorney about lawsuit timing.
The short answer
Under Fla. Stat. § 627.70132:
| Type of claim | Deadline to give notice to your insurer |
|---|---|
| New (initial) claim | Within 1 year after the date of loss |
| Reopened claim | Within 1 year after the date of loss |
| Supplemental claim | Within 18 months after the date of loss |
| Condo unit owner loss assessment claim | The later of 1 year after the date of loss or 90 days after the association votes to levy the assessment, but no later than 3 years after the date of loss |
These limits apply to property insurance policies for loss caused by any peril, including policies from eligible surplus lines insurers. They’re measured from the date of loss, not from the date you discovered the damage.
What counts as each type of claim?
The statute defines the terms:
- Reopened claim: a claim the insurer previously closed that is reopened at your request for additional costs for loss or damage you already disclosed to the insurer.
- Supplemental claim: a claim for additional loss or damage from the same peril that the insurer has already adjusted, or for costs incurred while completing repairs under an open claim that was timely reported.
A simple way to think about it: a reopened claim is about the same damage (for example, the repair costs more than estimated), and a supplemental claim is about more damage from the same event (for example, you found wet subfloor when the cabinets came out).
How the “date of loss” is set for storms
For claims from hurricanes, tornadoes, windstorms, severe rain or other weather-related events, the date of loss is:
- the date the hurricane made landfall, or
- the date the tornado, windstorm, severe rain or other weather event is verified by NOAA (the National Oceanic and Atmospheric Administration).
That matters if a storm affected your area over several days. The clock is tied to that official date, not to when the damage showed up in your home.
Exceptions
The time limits are tolled (paused) during any deployment to a combat zone or combat support posting that materially affects a servicemember named insured’s ability to file (§ 627.70132(2)). Beyond that, the statute doesn’t list general exceptions, so don’t count on one.
Why you shouldn’t wait until month 11
Even though the law allows up to a year, prompt reporting usually helps your claim:
- Most policies require “prompt” notice. Your policy language may require notice “promptly” or “as soon as practicable.” An insurer may argue that a long delay hurt its ability to investigate.
- Evidence fades. After months of rain and sun, it’s harder to show that damage came from a specific storm rather than age.
- Damage grows. A small leak becomes a mold problem, which can trigger mold limits.
- The insurer’s clock starts when you report. For residential claims, the insurer generally must pay or deny within 60 days after receiving notice (Fla. Stat. § 627.70131(7)). The sooner you report, the sooner that clock runs.
Other timelines to know
- Insurer acknowledgment: within 7 days after your claim communication (§ 627.70131(1)).
- Inspection: if the insurer needs a physical inspection, generally within 30 days after it receives your proof-of-loss statements (§ 627.70131(3)(b)).
- Detailed estimate: a copy to you within 7 days after the insurer’s adjuster generates it (§ 627.70131(3)(e)).
- Homeowner Claims Bill of Rights: must be sent to you within 14 days after your first claim communication (§ 627.7142).
- Sworn proof of loss: many policies require one within a set number of days after the insurer asks. Read the request carefully.
- Lawsuits: a separate statute of limitations applies, and Florida requires written pre-suit notice before a lawsuit can be filed (§ 627.70152). Ask an attorney about these.
A quick checklist if you’re close to a deadline
- Find your date of loss (for storms, the landfall or NOAA-verified date).
- Count forward 1 year (new or reopened) or 18 months (supplemental).
- Give notice in writing before that date, through the method your policy requires. Keep proof of when you sent it.
- Gather photos, receipts and any contractor findings, even if the full estimate isn’t ready. You can document further after notice is given.
- Get help if you need it. A public adjuster can document and present the claim; an attorney can advise on legal deadlines.
What if the insurer says your claim is late?
If your insurer denies a claim as untimely, check the dates carefully. Confirm the date of loss the insurer used (for a storm, the landfall or NOAA-verified date), the date you first reported the loss and whether your request was a new, reopened or supplemental claim, since the limits are different. Ask for the insurer’s position in writing. If the dates are close or disputed, talk to a Florida attorney promptly; a public adjuster can help assemble the timeline and documents, but can’t give legal advice.
Frequently asked questions
How long do I have to file a roof damage claim in Florida?
Generally 1 year from the date of loss for a new claim, and 18 months for a supplemental claim (Fla. Stat. § 627.70132). For a storm, the date of loss is the landfall or NOAA-verified date.
Can a closed insurance claim be reopened in Florida?
Yes, if you give notice within 1 year after the date of loss and the request is for additional costs for damage you previously disclosed. Additional damage from the same peril is a supplemental claim, with an 18-month limit.
Does the deadline start when I discover the damage?
No. The statute measures from the date of loss, not the discovery date.
I read that Florida homeowners have 2 or 3 years to file. Is that still true?
Not for current claims. Florida’s December 2022 reforms (ch. 2022-271, Laws of Fla.) shortened the notice periods to 1 year for new and reopened claims and 18 months for supplemental claims. Older articles may still show the previous limits.
Do these deadlines apply to businesses and condo associations?
The statute applies to policies that provide property insurance as defined in Florida law, for loss caused by any peril, which generally includes commercial property policies. Check your policy for any shorter contractual requirements.
Unsure about your timeline?
If you think your claim is close to a deadline, or you’ve found more damage after a payment, talk to us soon. Call 888-888-8591 or visit www.NorthsideAdjusters.com for a free claim review.
See every stage of a claim on our claims process page.
Sources
- Fla. Stat. § 627.70132, Notice of property insurance claim (2026), history incl. ch. 2022-271, 2023-172, 2024-139: https://www.flsenate.gov/Laws/Statutes/2026/627.70132
- Fla. Stat. § 627.70131 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.70131
- Fla. Stat. § 627.7142 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.7142
- Fla. Stat. § 627.70152 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.70152
