If you need the basics first (what to document, deadlines and wind vs. flood), start with our guide Hurricane Isaias: What Florida Property Owners Should Do Now. For tree damage, see Tree Fell on Your House in Florida?

General information only, as of October 20, 2026. Every policy is different.

Who We Help After Isaias

Northside Adjusters is a team of licensed Florida public adjusters (License W091764). We represent the policyholder, not the insurance company. After Isaias we’re helping:

• Homeowners with roof, interior, water and tree damage
• Business owners with damaged buildings, equipment, inventory and lost income
• Condominium associations with common-area and building claims
• Landlords and owners of rental property

How We Help Homeowners

Finding Damage That’s Easy to Miss

Hurricane winds can lift shingles, crack tiles and break seals without obvious signs from the ground. Wind-driven rain can soak insulation and drywall that looks dry at first. We inspect the roof, attic, interior and exterior, and we use moisture readings and thermal imaging to find hidden water.

Building a Complete Estimate

We prepare a room-by-room estimate covering repairs, damaged belongings, debris removal and, where your policy includes it, additional living expenses if you can’t stay in your home.

Sorting Out Wind and Water

Isaias brought both wind and storm surge. Wind and wind-driven rain usually fall under your homeowners policy, while surge and rising water usually need a flood policy. We help separate the damage so each policy pays its share.

How We Help Business Owners

Commercial Property Claims

A commercial claim usually covers more than the building. We document and price damage to:

• The structure, roof, signage and parking areas
• Equipment, fixtures and computers
• Inventory and stock
• Improvements you made to a leased space

Business Interruption (Lost Income)

If Isaias forced you to close or slow down, business interruption coverage may pay for lost net income and continuing expenses, such as payroll and rent, during the repair period. Many policies also include extra expense coverage (for example, renting a temporary location) and civil authority coverage when officials block access to your area. Most policies have a waiting period before income coverage starts, so read the terms closely. We help gather the records an insurer will ask for: tax returns, profit-and-loss statements, sales records and payroll. Learn more in our guide to business interruption claims after a hurricane.

Keeping Your Business Running During the Claim

We work around your schedule, coordinate inspections with the insurer’s adjuster and keep you updated, so you can focus on reopening.

What Your Insurer Owes You Under Florida Law

Florida law sets response deadlines for property insurers (Fla. Stat. § 627.70131):

• Acknowledge your claim communications within 7 calendar days.
• Inspect the property within 30 days after receiving your proof-of-loss statements, if a physical inspection is needed.
• Pay or deny the claim (or part of it) within 60 days after receiving notice, unless factors beyond the insurer’s control prevent it.

You also have deadlines: generally 1 year from the date of loss to report a new or reopened claim and 18 months for a supplemental claim (Fla. Stat. § 627.70132). We track both sides’ deadlines for you.

Our Claim Process, Step by Step

1. Free inspection and policy review. We look at the damage and your policy and explain your options.
2. Documentation. Photos, video, measurements, moisture readings and, for businesses, financial records.
3. Estimate and claim package. A detailed estimate submitted to your insurer.
4. Meeting the insurer’s adjuster. We attend the inspection and point out all the damage.
5. Negotiation. We respond to the insurer’s estimate and push back on underpayments.
6. Settlement. We review the final offer with you before you accept.

Under Florida law, you can cancel a public adjuster contract without penalty within 10 days after signing. When the claim comes from a declared state of emergency, as with Isaias, that window is 30 days after the date of loss or 10 days after signing, whichever is longer (Fla. Stat. § 626.854).

What Happens at Your Free Inspection

• A licensed adjuster walks the property with you, inside and out.
• We review your declarations page and any letters from your insurer.
• We explain what appears to be covered, your deductible and next steps.
• There’s no cost and no obligation to hire us.

Have your policy, claim number (if you have one) and any photos ready.

Recovery Resources for Isaias

• Business damage survey: report damage at FloridaDisaster.biz by choosing “Hurricane Isaias.”
• State bridge loans: Florida activated its Small Business Emergency Bridge Loan Program after Isaias. Check FloridaCommerce for eligibility.
• Federal aid: On October 16, Florida requested a Major Disaster Declaration, including Individual Assistance for Bay, Escambia, Gulf, Holmes, Okaloosa, Santa Rosa, Walton and Washington counties. Check FEMA and SBA for updates on whether it’s approved.
• Other needs: dial 211.

Frequently Asked Questions

Does Business Insurance Cover Lost Income From Hurricane Isaias?

It may, if your policy includes business interruption coverage and your property suffered covered physical damage. Most policies have a waiting period and cover a set restoration period. We can review your policy for free.

Can a Public Adjuster Handle a Commercial Claim?

Yes. Licensed Florida public adjusters handle commercial property and business interruption claims, including buildings, equipment, inventory and lost income.

I Already Filed My Claim. Can You Still Help?

Yes. We can step in at any stage, including after a low offer or a partial denial, as long as the claim is within Florida’s deadlines.

How Much Does the Inspection Cost?

Nothing. The inspection and policy review are free with no obligation.

Do You Help Outside the Panhandle?

Yes. We serve property owners across all of Florida.

Damaged by Hurricane Isaias?

Call 888-888-8591 or book a free inspection. We work for you, not the insurance company.

Sources

• Executive Office of the Governor, Major Disaster Declaration request (Oct 16, 2026): https://www.flgov.com/eog/news/press/2026/governor-ron-desantis-announces-florida-requests-approval-major-disaster
• Emerald Coast Dispatch, Isaias recovery loans (Oct 19, 2026): https://emeraldcoastdispatch.com/news/2026/10/hurricane-isaias-recovery-loans-federal-disaster-request/
• Fla. Stat. § 627.70131: https://www.flsenate.gov/Laws/Statutes/2026/627.70131
• Fla. Stat. § 627.70132: https://www.flsenate.gov/Laws/Statutes/2026/627.70132
• Fla. Stat. § 626.854: https://www.flsenate.gov/Laws/Statutes/2026/626.854
• National Hurricane Center, 2026 reports: https://www.nhc.noaa.gov/data/tcr/?basin=atl&season=2026

The post How Northside Adjusters Helps Homeowners and Business Owners After Hurricane Isaias appeared first on Northside Adjusters.

When Hurricane Isaias made landfall near Destin on October 9, 2026, the Governor’s office reported state officers helping clear fallen trees from homes in Northwest Florida. But trees come down all over the state, in hurricanes, thunderstorms and sometimes on a calm day. Here’s how insurance usually handles it.

This article is general information, not legal advice. Your policy language controls, so read your own policy and declarations page. Questions about suing a neighbor or legal fault belong with a Florida attorney.

The Short Answer: What the Tree Hit Matters Most

Homeowners policies generally focus on the damage the tree caused to insured property, not on the tree itself. In broad terms:

That last row matters. Many policies don’t cover rain that enters the home unless a covered event first creates an opening, and a tree through the roof is that kind of opening. See our guide on roof leak claims.

It Was the Neighbor’s Tree. Whose Insurance Pays?

The answer surprises people: in most cases, you file with your own insurance for damage to your own property, no matter whose tree it was.

• Your house, your claim. Your homeowners policy covers your home. You report the loss to your insurer and pay your own deductible.
• Fault is a separate question. If the neighbor ignored a tree that was clearly dead or dangerous, there may be a liability claim, and your insurer may try to recover what it paid. Legal responsibility depends on the facts, so ask a Florida attorney.
• Your tree, their house. If your healthy tree falls on a neighbor’s home in a storm, the neighbor generally files with their own insurer. If they claim you were negligent, notify your insurer, because your policy’s liability coverage may be involved.

Practical tip: photograph the trunk, roots and break point before the tree is cut up. Signs of rot, or the absence of them, can matter later.

Your Deductible: Hurricane, All Other Perils or Roof

Which deductible applies depends on when and how the tree fell.

• During a hurricane. Florida law defines the hurricane period for residential policies as starting when the National Hurricane Center issues a hurricane warning for any part of Florida and ending 72 hours after the last hurricane watch or warning for Florida ends (Fla. Stat. § 627.4025(2)(c)). Wind damage in that window is typically subject to your hurricane deductible, whose dollar amount must appear on your declarations page (§ 627.701(4)(b)).
• Other storms and calm days. A tree downed by a thunderstorm or tornado that isn’t part of a declared hurricane is usually subject to your regular all other perils (AOP) deductible.
• The roof deductible exception. Some Florida policies have a separate roof deductible. By law it doesn’t apply to a roof loss from a tree fall or other hazard that damages the roof and punctures the roof deck, or to a roof loss from a hurricane (§ 627.701(10)(a)5.).

If you had more than one hurricane loss in the same calendar year, the hurricane deductible applies on an annual basis for personal residential policies (§ 627.701(5)(a)). Our hurricane deductible guide walks through the math.

Tree Removal: What’s Usually Covered

• Tree hit a covered structure. Many policies pay to remove the tree from the structure and haul away debris, but often up to a set dollar limit per tree and per loss. Look for “debris removal” and “trees, shrubs and other plants” in your policy.
• Tree fell in the yard only. Often not covered for removal, unless your policy has an exception (for example, a tree blocking a driveway or accessibility ramp).
• Leaning or damaged trees still standing. Usually not covered unless they’ve already damaged insured property. Under Fla. Stat. § 163.045, a local government may not require a permit, fee or replanting to prune, trim or remove a tree on a single-family residential lot if you have documentation from an ISA-certified arborist or a Florida licensed landscape architect that the tree poses an unacceptable risk to persons or property. That rule doesn’t override mangrove protections.

Keep every invoice for tree work and tarping.

What to Do in the First Days After a Tree Falls

1. Stay safe. Stay away from downed power lines and call your utility. Don’t climb on a damaged roof.
2. Document before cleanup. Take date-stamped photos and video of the tree, where it landed, the roof, the attic, ceilings and every damaged room. Get wide shots and close-ups.
3. Report the claim promptly to your insurer and write down the claim number and the adjuster’s name and license number. Florida requires an insurer’s adjuster who inspects the property to give you that information (§ 627.70131(3)(b)).
4. Prevent more damage. Tarping the roof and removing the tree from the structure are usually reasonable emergency steps. Florida’s Homeowner Claims Bill of Rights advises policyholders to make and document emergency repairs, keep receipts and photograph damage before and after (§ 627.7142).
5. Get written estimates from licensed contractors for the full repair, including roof decking, trusses, interior drywall, insulation and flooring, not just the visible hole.

Watch Out for These Common Problems

• Signing away your insurance benefits. A tree service or contractor may hand you paperwork that assigns your claim benefits to them. For residential and commercial property policies issued on or after January 1, 2023, Florida law makes an assignment of post-loss benefits void (Fla. Stat. § 627.7152(13)). Read anything before you sign, and ask your insurer about any managed repair or preferred vendor rules first, as the Bill of Rights suggests.
• Unlicensed contractors. Verify licenses with the Florida Department of Business and Professional Regulation and ask for proof of insurance (§ 627.7142).
• Hidden structural damage. A tree can crack trusses or rafters that look fine from the ground. If the estimate covers only shingles and a patch, ask how the framing was inspected.
• An estimate that doesn’t match the damage. You’re entitled to a copy of the insurer’s detailed estimate within 7 days after its adjuster generates it, and if the payment is less than that estimate, the insurer must explain the difference in writing (§ 627.70131(3)(e), (7)(a)).
• Depreciation holdback. On replacement cost policies, the insurer must initially pay at least the actual cash value of the dwelling loss, less the deductible, and pay the rest as work is performed (§ 627.7011(3)(a)). Keep repair invoices so you can claim the remainder.

Deadlines and What Your Insurer Owes You

• Notice of a new claim: within 1 year after the date of loss. Supplemental claims: within 18 months (§ 627.70132(2)). For hurricanes, the date of loss is the landfall date. For tornadoes, windstorms and other weather events, it’s the date the event is verified by NOAA (§ 627.70132(3)). For a Hurricane Isaias claim, that’s the October 9, 2026 landfall date.
• Acknowledgment: within 7 days after the insurer receives your claim communication (§ 627.70131(1)(a)).
• Inspection: if a physical inspection is needed, within 30 days after the insurer receives your proof-of-loss statements (§ 627.70131(3)(b)).
• Pay or deny: generally within 60 days after the insurer receives notice of the claim, unless factors beyond its control apply (§ 627.70131(7)(a)). After a declared state of emergency, the Office of Insurance Regulation can order an extension of no more than 30 days (§ 627.70131(5)(a)).

See how long you have to file. If you and your insurer disagree, the Department of Financial Services offers free mediation for many residential claims, and many policies include appraisal. See mediation vs. appraisal.

Frequently Asked Questions

Does Homeowners Insurance Cover a Tree That Fell on My House?

Damage to your home from a falling tree is commonly covered under Florida homeowners policies, subject to your deductible, limits and exclusions. Your policy wording controls.

My Neighbor’s Tree Fell on My House. Who Pays?

In most cases you file with your own insurer and pay your own deductible. If the neighbor was negligent, there may be a liability claim. Ask a Florida attorney about fault.

Does Insurance Pay to Remove a Fallen Tree?

Often only if the tree damaged a covered structure, and usually up to a set dollar limit. Trees that fall in the yard without hitting anything are often not covered for removal, though some policies make exceptions for blocked driveways or ramps.

Does My Roof Deductible Apply When a Tree Falls on the Roof?

Not if the tree punctured the roof deck, and not if the roof loss was caused by a hurricane. Florida law bars a separate roof deductible in those cases (§ 627.701(10)(a)5.). Your hurricane or all other perils deductible may still apply.

Questions About Tree Damage?

If a tree damaged your home, business or condo building and you’re unsure what your policy covers, we can review it with you. Call 888-888-8591 or visit www.NorthsideAdjusters.com for a free claim review. We’re licensed Florida public adjusters serving all of Florida. We can’t give legal advice, and results depend on the facts of each claim and the policy terms.

Learn more about our hurricane and storm damage claim help, roof damage claims and our claims process.

Sources

• Fla. Stat. § 627.701, Deductibles, incl. hurricane deductible (4)(b), (5)(a) and roof deductible (10) (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.701
• Fla. Stat. § 627.4025, Residential coverage and hurricane coverage defined (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.4025
• Fla. Stat. § 627.70132, Notice of property insurance claim (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.70132
• Fla. Stat. § 627.70131, Insurer’s duty to acknowledge communications; investigation (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.70131
• Fla. Stat. § 627.7142, Homeowner Claims Bill of Rights (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.7142
• Fla. Stat. § 627.7152, Assignment agreements (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.7152
• Fla. Stat. § 627.7011, Replacement cost payments (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.7011
• Fla. Stat. § 163.045, Tree pruning, trimming, or removal on residential property (2026): https://www.flsenate.gov/Laws/Statutes/2026/163.045
• Fla. Stat. § 626.854(3), Public adjusters may not give legal advice (2026): https://www.flsenate.gov/Laws/Statutes/2026/626.854
• Executive Office of the Governor, Hurricane Isaias recovery update (Oct. 2026), landfall near Destin on Oct. 9, 2026, and FWC officers helping clear fallen trees from homes: https://www.flgov.com/eog/news/press/2026/governor-ron-desantis-issues-updates-state-response-and-recovery-efforts-3
• Fla. Stat. § 627.7015, Alternative procedure for resolution of disputed property insurance claims (mediation) (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.7015
• Florida DFS, Mediation and Neutral Evaluation: https://myfloridacfo.com/Division/Consumers/Mediation

The post Tree Fell on Your House in Florida? What Insurance Covers and Who Pays appeared first on Northside Adjusters.

If your home or business was damaged, the next few weeks matter. Here’s what we know about the storm, what to do now and how Northside Adjusters can help with your claim.

General information only, based on official reports available as of October 11, 2026. Check FloridaDisaster.org and your county emergency management office for the latest updates.

Where Isaias Hit Florida

• Landfall: near Destin in Okaloosa County, about 9:30 p.m. EDT on October 9, as a Category 2 hurricane.
• Hardest hit: the Panhandle, from the Alabama line east. On the morning of October 10, more than 80% of customers were without power in Santa Rosa, Holmes, Washington and Walton counties.
• State of emergency: the Governor’s emergency order now covers 30 counties across the Panhandle, Big Bend and the Tampa Bay area, including Hillsborough, Pasco and Pinellas. The President approved the state’s federal emergency declaration before landfall.
• Flooding risk continues: state officials warned that rivers such as the Shoal River in Okaloosa County would keep rising for several days after the storm.
• Southwest Florida: Lee, Collier and Charlotte were not directly hit. Effects there were high surf, rip currents, minor coastal flooding in Collier and passing showers, with no significant power outages reported.

What to Do in the First Days

• Stay safe. Two storm-related deaths were confirmed in Escambia County. One was from a falling tree and one from running a generator inside a garage. Keep generators outdoors, away from doors and windows.
• Document everything before cleanup. Take photos and video of every room, the roof, fences, outbuildings and damaged belongings. Include wide shots and close-ups.
• Prevent more damage. Most policies expect you to take reasonable steps to protect the property, such as tarping a roof, boarding windows or drying out wet areas. Keep receipts for everything you buy or pay for.
• Report the claim. Call your insurer, write down the claim number, and keep a log of every call and email.
• Don’t throw out damaged items until they’ve been photographed and, when possible, inspected.

Know Your Deadlines

Florida law gives you 1 year from the date of loss to report a new or reopened property claim, and 18 months for a supplemental claim. For Isaias, the date of loss is the day the damage happened, so don’t wait until the repairs are done. Our guide on how long you have to file a home insurance claim in Florida explains the rules in more detail.

Wind, Flood and Your Hurricane Deductible

Surge and rising water are usually covered only by a flood policy, while wind and wind-driven rain go to your homeowners or commercial policy. Many Isaias losses will involve both, so the damage needs to be separated carefully. Your hurricane deductible also applies, often as a percentage of your dwelling limit. Read wind vs. flood damage in Florida and Florida hurricane deductibles explained for more.

How Northside Adjusters Helps After a Hurricane

We’re licensed Florida public adjusters, and we work for you, not the insurance company. After a hurricane, we:

• Document the full loss with photos, video, detailed measurements and thermal imaging to find hidden moisture.
• Review your policy with you, including deductibles, exclusions, ordinance or law coverage and additional living expenses.
• Track your deadlines and the insurer’s response times, so nothing is missed.
• Help with mitigation by advising what to document and keep while emergency repairs are made.
• Represent you with the insurer, from the adjuster’s inspection through negotiation to settlement.

Other Help Available

• Business owners: report damage through the state’s Business Damage Assessment Survey at FloridaDisaster.biz by choosing “Hurricane Isaias”.
• Free legal help: the Governor’s October 10 update lists a free disaster legal aid hotline for survivors (see Sources).
• Food, housing and other needs: dial 211.

Frequently Asked Questions

How Long Do I Have to File a Claim for Hurricane Isaias Damage?

Under Florida law, you have 1 year from the date of loss to report a new or reopened property claim and 18 months for a supplemental claim. Report as soon as you can.

Did Hurricane Isaias Hit Southwest Florida?

No. Isaias made landfall in the Panhandle near Destin. Lee, Collier and Charlotte counties saw high surf, rip currents and minor coastal flooding, but no direct hit.

Can a Public Adjuster Help with a Hurricane Isaias Claim?

Yes. A licensed public adjuster works for you, not the insurer. We document the damage, review your policy and handle the claim with your insurance company from start to settlement.

Damage From Hurricane Isaias?

We serve property owners across Florida. Book a free inspection or call 888-888-8591 for a free claim review. Learn more about our hurricane damage claim help.

Sources

• National Hurricane Center, 2026 Atlantic tropical cyclone reports: https://www.nhc.noaa.gov/data/tcr/?basin=atl&season=2026
• Executive Office of the Governor, Hurricane Isaias response and recovery update (Oct 10, 2026): https://www.flgov.com/eog/news/press/2026/governor-ron-desantis-issues-updates-state-response-and-recovery-efforts-0
• Executive Order 26-212: https://flgov.com/eog/sites/default/files/shared/2026/10/EO%2026-212.pdf
• Politico, Florida Panhandle recovery after Hurricane Isaias (Oct 10, 2026): https://www.politico.com/news/2026/10/10/florida-hurricane-isaias-aftermath-cleanup-desantis-panhandle-01115764
• Miami Herald, Hurricane Isaias outages (Oct 10, 2026): https://www.miamiherald.com/news/weather/hurricane/article317568999.html
• WFLX, storm-related deaths (Oct 10, 2026): https://www.wflx.com/2026/10/10/gov-ron-desantis-confirms-2-storm-related-deaths-florida-hurricane-isaias/
• Florida Public Service Commission, Isaias outage report (Oct 10, 2026): https://www.floridapsc.com/pscfiles/HurricaneReport/Isaias_10-10-26_0100_PM.pdf
• Naples Daily News, Isaias impact on Fort Myers and Naples (Oct 9, 2026): https://www.naplesnews.com/story/news/environment/2026/10/09/how-rainmaker-hurricane-isaias-will-impact-the-fort-myers-naples-area/92169648007/
• Fla. Stat. § 627.70132 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.70132

The post Hurricane Isaias: What Florida Property Owners Should Do Now appeared first on Northside Adjusters.

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)):

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

1. Are you licensed in Florida? (You can verify licenses through the Florida Department of Financial Services.)
2. What is your fee, and what will it be calculated on?
3. Who will actually inspect and handle my claim day to day?
4. 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).)
5. Have you handled claims like mine: same damage type, same property type?
6. 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

The post Do I Need a Public Adjuster? An Honest Guide for Florida Property Owners appeared first on Northside Adjusters.

They sound similar, but they work very differently. Here’s a side-by-side look.

General information only, not legal advice. Your policy’s appraisal clause controls how appraisal works for you. For legal questions, talk to a Florida attorney.

Quick Comparison

How DFS Mediation Works

Florida created its residential property mediation program to give policyholders an informal, nonadversarial way to resolve disputes (§ 627.7015(1)).

Eligibility, in general:

• Available for personal residential policies and commercial residential policies (such as condo associations), before appraisal or litigation.
• Not available for commercial coverages, liability disputes or NFIP flood policies.
• According to DFS, the dispute must generally be $500 or more after the deductible, and must be about the cause of damage or the amount offered.
• A claim becomes eligible after the insurer has paid or denied it under § 627.70131(7) (or elected to reinspect under the pre-suit process).
• Claims involving suspected fraud, agreed facts showing no coverage, or late notice under § 627.70132 aren’t eligible (§ 627.7015(9)).

What happens: You request mediation online, through the DFS Consumer Helpline or on Form DFS-I0-2082. A certified mediator meets with you and an insurer representative who must have authority to settle. Statements made at the conference are treated as settlement negotiations.

After mediation: If you sign a settlement, you have 3 business days to rescind it unless you’ve cashed or deposited the check (§ 627.7015(6)). If there’s no agreement, you keep your other options.

A notable rule: if your insurer failed to notify you of your right to mediation, or the insurer requested mediation and either party rejects the result, you aren’t required to go through the policy’s appraisal process before suing for breach of contract (§ 627.7015(7)). An attorney can explain how this applies to you.

How Appraisal Works

Appraisal is a contract process, so the details come from your policy. A typical appraisal clause works like this:

1. Either party makes a written demand for appraisal when you disagree on the amount of loss.
2. Each side picks a competent, independent (or “disinterested”) appraiser within a set time.
3. The two appraisers pick an umpire.
4. The appraisers estimate the loss. If they agree, that’s the amount. If not, they submit their differences to the umpire, and an award signed by any two of the three sets the amount.
5. Each side pays its own appraiser and shares the umpire’s fee, unless the policy says otherwise.

Things to know:

• Appraisal usually decides how much, not whether something is covered. Coverage disputes may remain afterward.
• Courts have found that a public adjuster with a contingency-fee interest in the claim can fail the “disinterested appraiser” requirement in some policies, so check your policy’s wording before choosing your appraiser.
• An appraisal award is generally binding on the amount of loss, so preparation matters: detailed estimates, photos and expert reports.

Which Should You Choose?

Every claim is different, but these patterns are common:

• A modest, focused disagreement (a few line items, a scope question): mediation is free for eligible residential disputes and nonbinding, so it’s often a sensible first step.
• A large amount-of-loss dispute with solid documentation: appraisal can resolve the number with finality.
• A coverage denial (the insurer says the cause isn’t covered): mediation can address cause-of-loss disagreements in eligible cases; appraisal typically can’t decide coverage. An attorney can advise on legal options.

Whatever you choose, watch the deadlines. Notice of a supplemental claim for newly found damage must still be given within 18 months after the date of loss (Fla. Stat. § 627.70132).

Where a Public Adjuster Can Help

A licensed public adjuster can prepare the detailed estimate and documentation you’d bring to mediation or appraisal, attend the mediation conference with you and present your position on the scope and cost of repairs. Public adjusters can’t give legal advice.

Preparing for Either Process

Whichever route you choose, preparation is similar:

1. A clear statement of the dispute. List each disputed item, the insurer’s amount and your amount.
2. Your own detailed estimate, itemized by room and trade, from a qualified source.
3. Photos and videos organized by area, with dates.
4. Expert reports where cause or scope is disputed (roofer, engineer, plumber, mold assessor).
5. The insurer’s estimate and letters, including its written explanation of any denial or partial denial.
6. Receipts for mitigation, temporary repairs and living expenses.

Bring copies for the mediator or appraisers. A well-organized file helps everyone focus on the real differences.

Frequently Asked Questions

What If the Insurer Refuses to Mediate?

For eligible residential claims, insurers must notify you of your right to mediation and participate when you request it, with limited exceptions (for example, when a third-party assignee requests it). If you run into problems, contact the DFS Consumer Helpline.

How Much Does Mediation Cost in Florida?

For eligible residential disputes, DFS says the insurance company pays the entire cost ($350), unless you fail to appear and need to reschedule. For commercial residential (association) mediation, DFS says the insurer pays the cost, up to $5,000.

Is Appraisal Binding in Florida?

An appraisal award is generally binding as to the amount of loss under the policy’s terms. It usually doesn’t resolve coverage questions.

Can I Request Mediation After Appraisal?

The DFS program is designed for use before appraisal or litigation. Ask DFS about your specific situation.

Do I Need a Lawyer for Mediation?

No. You can attend on your own or with a representative. If you request it, you can bring legal counsel (§ 627.7015(1)).

Not Sure Which Route Fits Your Claim?

We can review your claim and the insurer’s position with you. Call 888-888-8591 or visit www.NorthsideAdjusters.com for a free claim review.

See how a claim moves from loss to payment on our claims process page.

Sources

• Fla. Stat. § 627.7015 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.7015
• Fla. Stat. § 627.70131 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.70131
• Fla. Stat. § 627.70132 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.70132
• Florida DFS, Mediation and Neutral Evaluation: https://myfloridacfo.com/Division/Consumers/Mediation
• Florida DFS, Mediation FAQs: https://www.myfloridacfo.com/division/consumers/understanding-insurance/faq/mediation
• State Farm Fla. Ins. Co. v. Valenti, 285 So. 3d 958 (Fla. 4th DCA 2019) (public adjuster as “disinterested” appraiser)

The post Mediation vs. Appraisal: Your Options When You Disagree with Your Florida Insurer appeared first on Northside Adjusters.

That’s what business interruption coverage (often called “business income” coverage) is designed for. It’s also one of the most misunderstood parts of a commercial policy. This guide covers the basics for Florida business owners and landlords.

General information only. Business income coverage depends heavily on your specific policy form, endorsements and declarations. Read them with your agent, accountant and adjuster.

What Business Interruption Coverage Generally Does

In most commercial property policies, business income coverage pays for the income you lose while your business is suspended because of direct physical damage to your property from a covered cause of loss. Depending on the policy, it may also pay:

• Continuing normal operating expenses, such as payroll (often subject to limits or options you selected)
• Extra expense: reasonable costs to reduce the shutdown, such as renting temporary space or expediting repairs
• Rental income for landlords, if purchased
• Civil authority coverage when a government order prevents access to your premises because of damage nearby, usually for a limited time
• Extended business income for a period after you reopen while sales recover

Business interruption is usually an add-on to your commercial property policy. If you don’t see “business income” or “business interruption” on your declarations page, you may not have it.

The Three Questions Behind Every Business Income Claim

1. Was There Direct Physical Damage From a Covered Cause?

Most policies require physical damage to your property (or, for civil authority, to nearby property) from a covered peril. If your building flooded and you don’t have flood coverage, the related income loss may not be covered either.

2. How Long Is the “Period of Restoration”?

Business income is usually paid for the time it should reasonably take to repair or replace the damaged property with reasonable speed. Policies often include a waiting period (commonly stated in hours) before coverage starts, and many limit the total period. After a major storm, contractor and material shortages can stretch real-world timelines, which is a frequent point of discussion with insurers.

3. How Much Income Was Actually Lost?

The insurer will compare what your business likely would have earned without the storm with what it actually earned. Historical financial records are the foundation of that calculation.

Records to Gather Early

Start collecting these as soon as you can:

• Profit and loss statements for at least the prior 12 to 24 months, and year-to-date
• Monthly sales reports, tax returns and bank statements
• Payroll records and a list of employees kept on during the closure
• Fixed expenses that continued (rent, loan payments, utilities, insurance, subscriptions)
• Invoices for extra expenses (temporary space, equipment rental, overtime, expedited shipping)
• Evidence of seasonality, such as last year’s sales during the same months
• Repair timelines, contractor schedules and any permit delays
• Records of cancelled orders, events or contracts tied to the closure

Keep a simple log of the dates you closed, partially reopened and fully reopened.

Florida Timelines That May Apply

• Notice of claim: Florida’s 1-year deadline for new and reopened claims and 18-month deadline for supplemental claims applies to property insurance policies for loss caused by any peril (Fla. Stat. § 627.70132). For hurricanes, the date of loss is the landfall date.
• 60-day pay-or-deny rule: Florida’s requirement to pay or deny within 60 days after notice applies to residential claims, and also to commercial property claims for structures of 10,000 square feet or less and commercial tenant contents claims for premises of that size (Fla. Stat. § 627.70131(7)(b)). It doesn’t apply to policies covering nonresidential commercial structures in more than one state.
• Your policy’s deadlines: commercial policies often include proof-of-loss requirements and their own suit limitation clauses.
• Mediation: Florida’s DFS property mediation program generally doesn’t apply to commercial coverages (Fla. Stat. § 627.7015), except commercial residential policies such as condominium associations. Appraisal clauses in commercial policies may still be available for amount disputes.

Common Problems in Business Income Claims

• No physical damage finding when the business closed due to power outages or lack of access but the insured property itself wasn’t damaged.
• Short period of restoration that doesn’t reflect actual repair timelines.
• Disputes over projections, especially for new businesses or seasonal ones.
• Missed extra expenses that were never submitted.
• Coinsurance penalties on business income limits that were set too low. Check whether your policy has a coinsurance clause for business income and what percentage applies.

Tips for Owners

1. Mitigate and document. Take reasonable steps to reopen sooner and keep receipts. Extra expense coverage often rewards this.
2. Report the property damage and the income loss together. Tell the insurer you’re making a business income claim from the start.
3. Bring in your accountant. Business income claims are financial calculations. A clear, organized submission makes review easier.
4. Submit in installments. Many insurers accept partial business income claims as the closure continues, rather than waiting until the end.
5. Don’t forget the building and contents. Business income is in addition to property damage to the building, inventory, equipment and improvements.

How a Commercial Public Adjuster Can Help

A licensed public adjuster can document the physical damage, prepare the property estimate and assemble the business income claim with your accountant’s figures, then present everything to the insurer. Florida’s fee caps and some contract rules in § 626.854 apply specifically to residential and condo unit owner policies, so commercial clients should read any public adjuster contract carefully and ask how fees are calculated. Every Florida public adjuster contract must still meet the written-contract requirements of § 626.8796.

A Note for Landlords and Home-Based Businesses

If you rent out property, check whether your policy includes loss of rents or fair rental value coverage. Home-based businesses are often not covered for business income under a standard homeowners policy; a separate business policy or endorsement may be needed. Review this with your agent before storm season.

Frequently Asked Questions

Does Business Interruption Insurance Cover Hurricanes?

It can, if hurricane wind or another covered peril caused direct physical damage that suspended your operations, and if your policy includes business income coverage. Flood-related income loss usually requires flood coverage that includes business income.

Is Loss of Power Covered?

Only in limited situations. Many policies require physical damage to your premises, or offer separate “utility services” coverage as an endorsement. Check your policy.

How Is Business Interruption Calculated?

Generally by estimating the net income you would have earned without the loss, plus continuing normal operating expenses, during the period of restoration, using your historical records. Policy definitions control.

Can Landlords Claim Lost Rent?

Yes, if the policy includes rental income or business income coverage for rents and the property was damaged by a covered peril.

Lost Income After Storm Damage?

We help Florida business owners and landlords document property damage and business income claims. Call 888-888-8591 or visit www.NorthsideAdjusters.com for a free claim review.

Learn more about our business interruption claim help and commercial property claims.

Sources

• Fla. Stat. § 627.70132 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.70132
• Fla. Stat. § 627.70131(7)(b)–(c) (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.70131
• Fla. Stat. § 627.7015(1) (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.7015
• Fla. Stat. §§ 626.854(19) and 626.8796 (2026): https://www.flsenate.gov/Laws/Statutes/2026/626.854 ; https://www.flsenate.gov/Laws/Statutes/2026/626.8796

The post Business Interruption Claims After a Florida Hurricane: What Owners Should Know appeared first on Northside Adjusters.

This checklist walks through the Florida fire claim process in order, so you can focus on one step at a time.

General information only. If anyone was hurt, take care of that first. This article covers property damage only.

Step 1: Safety and the Fire Report

• Don’t re-enter until the fire department says it’s safe.
• Ask for the fire report or incident number. Your insurer will want it.
• If utilities were shut off, don’t turn them back on yourself.
• Secure the property. Your policy likely requires reasonable steps to protect it from further damage, such as boarding windows or tarping a roof opening. Keep receipts.

Step 2: Notify Your Insurer and Get Your Policy

Report the fire to your insurer as soon as you can, and ask for:

• Your claim number and the adjuster’s name and license number
• A complete copy of your policy, including endorsements
• An advance for additional living expenses (ALE) if you can’t live in the home

Florida’s Homeowner Claims Bill of Rights must be sent to you within 14 days after you first report the claim (Fla. Stat. § 627.7142). It summarizes your basic rights and timelines.

Step 3: Understand Your Coverages

A fire claim usually involves several parts of your policy:

If your policy is written on a replacement-cost basis, Florida law requires the insurer to pay at least the actual cash value of the dwelling loss up front (less the deductible) and the remaining amounts as work is performed (Fla. Stat. § 627.7011(3)(a)). For a total loss of the dwelling caused by a covered peril, the insurer must pay replacement cost coverage without holding back depreciation (§ 627.7011(3)(a); see also the valued policy law, § 627.702).

Step 4: Document Everything Before Cleanup

• Photograph and video every room, including closets, cabinets and the attic, before anything is removed.
• Don’t throw away damaged items until the insurer has seen them or agreed in writing, unless they are a hazard.
• Photograph the outside, including neighboring walls and roof areas affected by heat or smoke.

Step 5: Don’t Underestimate Smoke and Soot

Smoke travels through ductwork, attics and wall cavities, and can affect rooms far from the fire. Common smoke-related items include:

• Soot on ceilings, walls and inside cabinets
• Odor in insulation, drywall and HVAC ducts
• Contents that look fine but carry odor or residue (clothing, upholstery, electronics)

Ask for testing or professional cleaning protocols where needed, and make sure the estimate covers the whole affected area, not just the burned room.

Step 6: Build Your Contents Inventory

The personal property claim is often the most time-consuming part. For each item, list:

• Description, brand and model where known
• Age and where you bought it
• Replacement cost today
• Photos (old photos, online orders and receipts help)

Work room by room. Walking through old phone photos and online order history can jog your memory. Check whether your policy pays replacement cost for contents, and what receipts it requires before releasing any holdback.

Step 7: Track Your Living Expenses

Keep receipts for hotel stays, rent, extra mileage, meals above your normal food costs and similar expenses. ALE generally covers the increase in living costs, not your normal bills.

Step 8: Review the Insurer’s Estimate Carefully

Your insurer must send you a copy of any detailed estimate within 7 days after its adjuster generates it, and must pay or deny within 60 days after notice for residential claims, with limited exceptions (Fla. Stat. § 627.70131). Compare the estimate line by line with what you see in the home and with contractor bids. Watch for missed rooms, smoke-affected areas, code upgrades and debris removal.

Step 9: Mind the Deadlines

• Notice of a new or reopened claim: within 1 year after the date of loss. Supplemental claims: within 18 months (Fla. Stat. § 627.70132).
• Proof of loss: many policies require a sworn proof of loss within a set number of days after the insurer asks. Calendar it.
• Disputes: eligible residential disputes can go to DFS mediation (§ 627.7015), and many policies include appraisal for amount disputes.

Step 10: Decide Whether You Want Help

Many families hire a licensed public adjuster after a fire because of the size of the claim and the volume of paperwork. A public adjuster can document the structure and contents, prepare an itemized estimate and negotiate with the insurer, while you focus on your family. In Florida, a public adjuster’s fee on additional living expenses requires a separate signed agreement (Fla. Stat. § 626.854(11)(d)), and you can cancel a public adjuster contract within 10 days of signing it without penalty (§ 626.854(7)).

Contractors and Cleanup Companies After a Fire

You’ll likely be contacted by contractors, board-up companies and restoration firms. Before signing anything:

• Confirm licenses with the Florida Department of Business and Professional Regulation.
• Read any contract that assigns your insurance benefits or takes a percentage of your claim.
• Ask your insurer about any managed repair or preferred vendor provisions in your policy, as the Homeowner Claims Bill of Rights recommends (Fla. Stat. § 627.7142).

Frequently Asked Questions

Can I Choose My Own Contractor After a Fire?

Often yes, but some Florida policies include managed repair or preferred vendor provisions. Check your policy and ask your insurer before signing a repair contract.

Does Homeowners Insurance Cover Smoke Damage?

Generally yes, when the smoke came from a sudden, accidental fire. Many policies exclude smoke from things like agricultural smudging or industrial operations. Check your policy wording.

How Long Does a House Fire Insurance Claim Take?

It varies with the size of the loss. For residential claims, Florida requires the insurer to pay or deny within 60 days after notice, with limited exceptions, but rebuilding and contents claims often continue in stages after that.

Will Insurance Pay for a Hotel After a House Fire?

If your policy includes loss of use or additional living expense coverage, it generally pays the increase in living costs while your home is uninhabitable, up to the policy limit.

Should I Throw Away Damaged Belongings?

Not until they’re documented and your insurer has had a chance to inspect or has agreed in writing, unless the items are a safety hazard.

Dealing with Fire or Smoke Damage?

We know how much is on your plate. Call 888-888-8591 or visit www.NorthsideAdjusters.com for a free claim review. We help homeowners, businesses and condo associations across Florida.

Learn more about our fire damage and smoke damage claim help.

Sources

• Fla. Stat. § 627.7011(3), Replacement cost payment (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.7011
• Fla. Stat. § 627.70131 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.70131
• Fla. Stat. § 627.70132 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.70132
• Fla. Stat. § 627.7142 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.7142
• Fla. Stat. § 627.7015 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.7015
• Fla. Stat. § 626.854 (2026): https://www.flsenate.gov/Laws/Statutes/2026/626.854
• Fla. Stat. § 627.702, Valued policy law (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.702

The post House Fire Insurance Claim Process in Florida: A Step-by-Step Checklist appeared first on Northside Adjusters.

This guide covers the basics Florida condominium boards and property managers should know to keep a master-policy claim organized from day one.

General information for Florida condominiums under Chapter 718. Homeowners’ associations (Chapter 720) and cooperatives follow different rules. For legal questions about your governing documents, assessments or board duties, consult the association’s attorney.

Start with What the Association Insures

Florida requires every residential condominium association to carry adequate property insurance (Fla. Stat. § 718.111(11)(a)). Policies issued or renewed since January 1, 2009 must provide primary coverage for:

• All portions of the condominium property as originally installed, or replacement of like kind and quality, per the original plans and specifications
• Alterations or additions made under § 718.113(2)

They must exclude personal property inside units and limited common elements, plus floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments that are inside a unit and serve only that unit (§ 718.111(11)(f)). Those are the unit owner’s responsibility and are typically insured under their HO-6 policies.

Practically, that means the association’s claim usually includes the roof, exterior walls, structure, common areas, building systems and drywall, while owners claim their interiors and contents separately.

Deductibles: Decided Before the Storm, Felt After It

The board sets the master policy deductibles at a properly noticed board meeting, based on available funds and predetermined assessment authority (§ 718.111(11)(c)). After a covered loss, deductibles and damage above coverage are generally a common expense (§ 718.111(11)(j)), except where a unit owner’s negligence or rule violation caused the damage.

Owners often ask whether their own policy will help with a special assessment. Florida requires HO-6 policies to include at least $2,000 of loss assessment coverage (Fla. Stat. § 627.714). Letting owners know about this early, and about its notice deadline, is a helpful service from the board.

Deadlines That Apply to the Association

• Notice of claim: within 1 year after the date of loss for a new or reopened claim and 18 months for a supplemental claim (Fla. Stat. § 627.70132). For hurricanes, the date of loss is the landfall date.
• Owner loss assessment claims: the later of 1 year after the date of loss or 90 days after the board votes to levy the assessment, but no later than 3 years after the date of loss (§ 627.70132(4)). The date of the board’s vote matters to every owner.
• Late owner reports: the association isn’t required to pay for repairs as a common expense if a unit owner knew or should have known about damage and didn’t report it until after the association’s claim was settled or denied as untimely (§ 718.111(11)(j)4.). Tell owners, in writing, to report damage quickly.

A Practical First-Week Plan for Boards

1. Safety and mitigation first. Secure the building, address hazards and authorize emergency drying, tarping or board-up as needed. Keep every invoice.
2. Notify the carrier promptly and get the claim number and the assigned adjuster’s name and license number.
3. Designate one point of contact (a board member or the manager) for the insurer, contractors and owners.
4. Send owners a notice asking them to report unit damage in writing by a set date, with photos, and reminding them to contact their own HO-6 insurer.
5. Document building-wide. Roof, each elevation, windows and doors, common areas, building systems and every affected unit. Drone and moisture-mapping documentation is often worth it on larger buildings.
6. Pull the documents: the master policy with all endorsements, the declaration’s maintenance and insurance provisions, the most recent replacement-cost appraisal (Florida requires one at least every 3 years under § 718.111(11)(a)2.) and prior repair records.
7. Be careful with contracts. Read any contract that assigns benefits or takes a percentage of insurance proceeds, and have the association’s attorney review it.

Common Issues on Association Claims

• Scope disputes over roof systems, building envelopes and how far water traveled.
• Matching and uniform appearance of exterior finishes, windows or roofing.
• Building code upgrades required by the local building department, and whether the policy’s ordinance or law coverage applies.
• Depreciation holdbacks and the paperwork needed to recover them as repairs are completed.
• Allocation between the master policy and owners’ HO-6 policies, especially for drywall, flooring and cabinets.
• Business-like losses for associations with rental income or amenities, depending on the policy.

If the Association Disagrees with the Insurer

• DFS commercial residential mediation. The Florida Department of Financial Services offers mediation for policies where a condominium, cooperative or homeowners’ association is the policyholder. According to DFS, the dispute must generally be $500 or more after the deductible, and the insurer pays the cost, up to $5,000 (Fla. Stat. § 627.7015).
• Appraisal. Most commercial residential policies include an appraisal clause for disputes about the amount of loss.
• Legal action. Florida requires written pre-suit notice before a property insurance lawsuit (§ 627.70152). The association’s attorney should advise on this.

How a Public Adjuster Works with a Board

A licensed public adjuster represents the association, not the insurer. For a master-policy claim, that can include inspecting and documenting the entire property, reviewing the policy, preparing an itemized estimate, coordinating with the manager and engineers, and negotiating with the carrier. The board approves any settlement. A public adjuster can’t give legal advice and, under Florida law, can’t take part in the repairs (Fla. Stat. § 626.8795).

Communicating with Owners

Owners will have questions about the claim, assessments and repair timelines. Regular, written updates, at board meetings or by email, help reduce confusion. Keep updates factual: what’s been inspected, what’s been submitted and what’s pending. Avoid predicting outcomes until the carrier has responded.

Frequently Asked Questions

Who Files the Claim for Common Elements and the Building?

The association files under its master policy. Unit owners file their own HO-6 claims for interiors and contents excluded from the master policy.

Who Pays the Master Policy Deductible?

Generally all owners, as a common expense, unless a unit owner’s negligence or rule violation caused the loss (§ 718.111(11)(j)). Owners’ HO-6 loss assessment coverage may help with their share.

How Long Does an Association Have to Report a Storm Claim?

One year after the date of loss (the landfall date for a hurricane) for a new or reopened claim, and 18 months for a supplemental claim (§ 627.70132).

Can a Condo Association Use DFS Mediation?

Yes. DFS runs a commercial residential mediation program for condominium, cooperative and homeowners’ associations, subject to eligibility rules.

Talk with Us Before You Sign Off on a Number

If your board is facing a storm claim, we’d be glad to walk through it with you and your manager. Call 888-888-8591 or visit www.NorthsideAdjusters.com for a free claim review. We work with condo associations across Florida.

Learn more about our condo association and HOA claim services.

Sources

• Fla. Stat. § 718.111(11), Condominium insurance (2026): https://www.flsenate.gov/Laws/Statutes/2026/718.111
• Fla. Stat. § 627.714, Unit owner coverage; loss assessment (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.714
• Fla. Stat. § 627.70132 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.70132
• Fla. Stat. § 627.7015 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.7015
• Fla. Stat. § 627.70152 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.70152
• Fla. Stat. § 626.8795 (2026): https://www.flsenate.gov/Laws/Statutes/2026/626.8795
• Florida DFS, Mediation FAQs (commercial residential mediation): https://www.myfloridacfo.com/division/consumers/understanding-insurance/faq/mediation

The post Condo Association Insurance Claims After a Storm: A Guide for Florida Boards appeared first on Northside Adjusters.

Understanding the difference early helps you report the right claims, avoid gaps and keep the two adjusters from pointing at each other.

General information only. Read both your homeowners and flood policies. For flood claims under the National Flood Insurance Program (NFIP), FEMA’s rules and your flood policy control.

The Basic Rule: Homeowners Policies Exclude Flood

Standard Florida homeowners policies exclude flood, even when hurricane winds and rain caused the flooding. Florida law requires insurers to print this warning, in bold, on the declarations page of homeowners policies that don’t include flood coverage (Fla. Stat. § 627.7011(4)(b)):

“Your homeowner’s insurance policy does not include coverage for damage resulting from flood even if hurricane winds and rain caused the flood to occur.”

Flood coverage comes from a separate flood policy, either through the NFIP or a private flood insurer.

What’s Usually Wind, and What’s Usually Flood?

Many homes have both. Ceiling stains and roof damage point to wind; a horizontal water line on the walls points to flood.

Why the Cause Fight Happens

When both kinds of damage exist, each insurer may argue that the other peril caused more of the loss. Policies often include anti-concurrent causation language for flood, which can exclude damage when flood combined with another cause. That’s why documenting what happened first and where the water came from is so important.

Documenting a Wind-and-Flood Loss

1. Photograph the exterior first: roof, missing shingles or tiles, broken windows, debris and the water line on the outside walls.
2. Measure and photograph the interior water line in each room. Hold a tape measure in the shot.
3. Separate ceiling damage from floor-up damage in your notes and photos.
4. Save weather and storm-surge information for your address and date, if available.
5. Keep samples of damaged flooring, drywall and materials where possible, and photograph everything before it’s hauled to the curb.
6. Report to both insurers if you have both kinds of damage. Don’t wait for one claim to finish before starting the other.

Two Different Sets of Rules and Deadlines

Homeowners (wind) claims in Florida:

• Notice within 1 year after the date of loss (for a hurricane, the date of landfall) for a new or reopened claim, and 18 months for a supplemental claim (Fla. Stat. § 627.70132).
• Your hurricane deductible applies to covered hurricane wind damage. See our hurricane deductible guide.
• Insurer timelines under Fla. Stat. § 627.70131, including payment or denial within 60 days after notice for residential claims.
• Eligible disputes may go to DFS mediation (§ 627.7015).

NFIP flood claims:

• Report the loss to your flood insurer as soon as possible.
• FEMA’s claims guidance says to submit your signed Proof of Loss within 60 days of the flood unless your insurer gives a different deadline or FEMA extends it. FEMA has extended this deadline for some major events.
• NFIP flood policies have their own deductibles, coverage limits and exclusions, and generally don’t cover additional living expenses.
• The DFS residential mediation program doesn’t apply to NFIP flood policies, according to the DFS mediation request form.

Private flood policies set their own terms. Read yours.

If You Don’t Have Flood Insurance

Without a flood policy, flood damage is generally not covered by your homeowners policy. The wind portion of your loss may still be covered, so it’s still worth documenting and reporting the wind damage properly. Federal disaster assistance may be available after some declared disasters; check with FEMA.

For the next season, note that new NFIP policies usually have a waiting period before they take effect, so buying coverage when a storm is already in the forecast is often too late. Ask your agent about timing.

Wind-Driven Rain vs. Flood: A Closer Look

A common gray area is water that came in sideways during the storm: through a window frame, a door or a wall. Many homeowners policies treat rain that enters through an opening created by a covered peril (for example, a broken window) differently from rain that seeps through an intact wall or around a closed door. Read your policy’s wording on rain and wind-driven water carefully.

Signs that point toward wind-driven rain include water stains below windows on upper floors, wet insulation in exterior walls without a matching water line from the floor, and damage concentrated on the side of the house facing the storm. Photograph these areas before drywall is removed.

Coordinating Two Adjusters

If you have both a wind claim and a flood claim:

• Give each adjuster the other claim number and adjuster contact.
• Keep separate lists of items and areas each adjuster inspected.
• Ask each insurer for its detailed estimate and compare them side by side for gaps or overlaps.
• Keep payments and receipts organized by claim.

A public adjuster can help with the homeowners (wind) side and keep both files coordinated. For NFIP claims, follow FEMA’s process and deadlines.

Frequently Asked Questions

Does My Homeowners Hurricane Deductible Apply to Flood Damage?

No. Your homeowners hurricane deductible applies to covered wind damage under that policy. A flood policy has its own separate deductible.

Does Homeowners Insurance Cover Flooding From Rain?

Generally no, if the water rose from the ground or surface water. Rain that came in through a roof or window opening created by wind may be covered under your homeowners policy, depending on its wording.

Who Decides Whether Damage Was Wind or Flood?

Each insurer investigates and decides under its own policy. If you disagree, you can provide your own evidence, request reconsideration and use the dispute options available under each policy.

Can I File Both a Wind and a Flood Claim?

Yes. If you have both policies and both kinds of damage, report to both. Coordinating the estimates helps avoid paying for the same item twice or leaving gaps.

How Long Do I Have to File a Flood Claim?

Report as soon as possible. For NFIP policies, FEMA’s guidance calls for a signed Proof of Loss within 60 days of the loss unless extended. Private flood policies may differ.

Hurricane Damage From Wind and Water?

We can help you document the wind side of your loss and keep both claims organized. Call 888-888-8591 or visit www.NorthsideAdjusters.com for a free claim review.

Learn more about our hurricane and storm damage claim help and flood damage claim help.

Sources

• Fla. Stat. § 627.7011(4)(b), Flood warning statement (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.7011
• Fla. Stat. § 627.70132 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.70132
• Fla. Stat. § 627.70131 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.70131
• FEMA / FloodSmart, NFIP Claims Checklist for Policyholders: https://www.floodsmart.gov/claims-checklist
• FEMA, NFIP claim forms for policyholders: https://www.fema.gov/flood-insurance/find-form/policyholders
• Florida DFS, Request for Personal Residential Insurance Mediation (DFS-I0-2082): https://www.myfloridacfo.com/docs-sf/consumer-services-libraries/consumerservices-documents/mediation/dfs-i0-2082-form-to-request-personal-residential-insurance-mediation.pdf

The post Wind vs. Flood After a Florida Hurricane: Which Policy Pays? appeared first on Northside Adjusters.

Whether your homeowners insurance helps pay for mold usually depends on one question: what caused the moisture? Here’s how mold coverage generally works and how to give your claim the best footing.

General information only. Mold provisions vary widely between policies and insurers. This article covers property damage only.

Mold Coverage Usually Follows the Water

Most homeowners policies don’t treat mold as its own covered event. Instead, they look at the source of the water:

• Mold caused by a covered water loss (for example, a sudden pipe burst or a storm opening in the roof) may be covered, usually up to a specific mold limit.
• Mold caused by humidity, condensation, long-term leaks or lack of maintenance is commonly excluded.

That’s why mold claims are so often tied to roof leaks and plumbing failures. If the underlying water damage is covered, the next question is how much your policy pays for mold.

Mold Limits and Exclusions

Many Florida policies:

• Exclude “fungi, wet or dry rot, or bacteria” in general, then
• Add back a limited amount of coverage when mold results from a covered water loss, often shown as a separate limit on the declarations page or in an endorsement.

Some policies let you buy a higher mold limit for an additional premium. Others cover mold remediation only when it’s part of repairing covered water damage. Find the words “fungi,” “mold” or “microbial” in your policy and note any dollar limit. That number shapes the whole claim.

Mold limits often apply to the cost of removing mold, the tear-out to reach it and testing. The repair of the original water damage may be paid under the regular dwelling coverage, subject to policy terms. How an insurer splits those costs between “mold” and “water damage” can make a big difference.

Common Florida Mold Scenarios

These are typical patterns, not guarantees.

Why Speed Matters

Florida law gives you up to 1 year from the date of loss to report a new property claim (Fla. Stat. § 627.70132), but mold is a situation where waiting can cost you:

• Policies usually require you to take reasonable steps to prevent further damage. Mold that grows because water sat for weeks may be treated as preventable.
• Mold can make it harder to tell when the water started, which feeds a “long-term leak” denial.
• Mold limits are often low, so damage that spreads can exceed them quickly.

How to Document a Mold Claim

1. Find and stop the water source. Repair the leak or call a plumber or roofer. Keep their invoice and their note on the cause.
2. Photograph before anything is removed. Include wide shots for location and close-ups of growth, stains and the water source.
3. Keep the broken part (supply line, fitting, drain pan) if possible.
4. Get moisture readings. A professional mitigation or mold assessment report with moisture maps helps show how far the water traveled.
5. Consider testing by a licensed assessor. Florida licenses mold assessors and mold remediators separately (Chapter 468, Part XVI, Fla. Stat.), and the law generally bars a mold assessor (or the assessor’s company) from remediating a structure it assessed within the previous 12 months, with a narrow exception for certain contractors (Fla. Stat. § 468.8419). Ask for license numbers.
6. Report the claim to your insurer promptly and in writing.
7. Keep every receipt for drying, remediation, testing and temporary living costs if you had to move out.

Questions to Ask Your Insurer

• Which coverage part pays for the water damage and which for the mold?
• What is my mold limit, and what costs count against it?
• Will you pay for mold testing and a post-remediation clearance test?
• If I need to leave my home during remediation, does my additional living expense coverage apply?

Under Florida law, the insurer must give you a reasonable written explanation for any denial or partial denial (§ 627.70131(7)(a)), and a copy of its detailed estimate within 7 days after its adjuster generates it (§ 627.70131(3)(e)).

When It Makes Sense to Get Help

Mold claims are document-heavy: cause, timing, moisture mapping, remediation protocols and limits. A licensed public adjuster can document the water loss and the mold damage, prepare an itemized estimate and present the claim to your insurer. We don’t perform mold testing or remediation ourselves. Florida law prohibits public adjusters from participating in the repair or restoration of property they adjust (Fla. Stat. § 626.8795).

Mold in Condos and Rentals

In a condominium, mold behind drywall can involve both the association’s master policy and the unit owner’s HO-6 policy, depending on what was damaged and why (see our guide on condo water leaks). If you rent your home, your landlord’s policy generally covers the building, while a renters policy, if you have one, may cover your belongings. In every case, report mold and the water source in writing as soon as you find it, to everyone who may be responsible.

Don’t Remove Everything at Once

It’s natural to want moldy materials gone immediately. But tearing out drywall, cabinets or flooring before anything is documented can make it harder to show the cause and extent of the damage. Take photos, get a professional moisture or mold assessment if possible, and let your insurer know what you need to remove for safety.

Frequently Asked Questions

Does Homeowners Insurance Cover Mold From a Roof Leak?

It can, if the roof leak itself was caused by a covered peril such as wind or a falling tree, and subject to any mold limit. Mold from a roof that leaked because of age or wear is commonly excluded.

Does Insurance Pay for Mold Remediation?

Often only up to a specific mold sublimit, and only when the mold resulted from a covered water loss. Check your declarations page and endorsements for the amount.

Is Black Mold Covered Differently?

Policies generally don’t distinguish by mold type. Coverage turns on the cause of the moisture and the policy’s mold provisions.

How Do I Prove the Mold Came From a Sudden Leak?

Quick reporting, photos of the source, the failed part, a plumber’s or roofer’s cause statement and professional moisture readings are the most useful evidence.

Found Mold After a Leak?

We can help you understand how your policy treats mold and what to document. Call 888-888-8591 or visit www.NorthsideAdjusters.com for a free claim review.

Learn more about our mold damage claim help and water damage claim help.

Sources

• Fla. Stat. § 627.70132 (2026): 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. § 626.8795, Public adjuster conflict of interest (2026): https://www.flsenate.gov/Laws/Statutes/2026/626.8795
• Fla. Stat. Chapter 468, Part XVI, Mold-related services (§§ 468.8411–468.8424): https://www.flsenate.gov/Laws/Statutes/2026/468.8419

The post Does Homeowners Insurance Cover Mold in Florida? appeared first on Northside Adjusters.