Question 1

What's the difference between replacement cost and actual cash value on my homeowners policy?

Accepted Answer

Replacement cost coverage pays to rebuild or replace your home and belongings at today's prices, without deducting for depreciation. Actual cash value pays what your property was worth at the time of the loss, minus wear and tear. For example, if your 10-year-old roof is damaged, replacement cost covers a brand new roof, while actual cash value only covers the depreciated value. We typically recommend replacement cost coverage because it ensures you can actually afford to rebuild after a major loss.

Question 2

How do hurricane deductibles work in Florida, and when do they apply?

Accepted Answer

Hurricane deductibles in Florida are separate from your standard deductible and typically range from 2% to 10% of your home's insured value (or dwelling coverage amount). The trigger and timing vary by carrier—some activate when the National Hurricane Center issues a hurricane watch or warning for your county, others when the governor declares a state of emergency, and the window typically extends 24-72 hours after the storm passes. For a home insured at $400,000 with a 5% hurricane deductible, you'd pay $20,000 out of pocket before coverage kicks in. That's why we walk every client through their specific carrier's hurricane deductible trigger, the percentage, and what's financially manageable if a storm hits.

Question 3

Does my homeowners insurance cover water damage and mold?

Accepted Answer

Standard Florida homeowners policies cover sudden and accidental water damage, like a burst pipe or appliance malfunction, but not gradual leaks, flooding, or groundwater seepage. Mold coverage is included but limited—Florida law requires a minimum of $10,000 in mold coverage when it results from a covered water loss (like that burst pipe). Some carriers offer higher limits. Flood damage requires a separate flood insurance policy through the National Flood Insurance Program or a private flood carrier. We review your water damage and mold coverage limits during every policy review to make sure you understand what's covered and what requires separate protection.

Question 4

What is a 4-point inspection, and do I really need one?

Accepted Answer

A 4-point inspection examines your home's four major systems: roof, electrical, plumbing, and HVAC. Many Florida insurance carriers require one for older homes—typically those 25-40+ years old, depending on the carrier—or when you're switching policies. The inspection confirms these systems are in good working condition and meet current safety standards. If issues are found—like an aging roof, outdated electrical panel with Federal Pacific breakers, or aluminum wiring—you may need to make repairs or updates before coverage is approved. We can connect you with licensed inspectors and help you understand what your specific carrier requires.

Question 5

Can I save money on homeowners insurance with wind mitigation features?

Accepted Answer

Yes. Florida law requires insurers to offer discounts for wind mitigation features like hurricane straps, impact-resistant windows, reinforced roof-to-wall connections, and newer roofs. Discounts can range from 10% to 45% depending on your home's construction. A wind mitigation inspection (around $75–$150) documents these features, and we submit the report to your carrier to apply the credits. For many clients, the inspection pays for itself within the first year.

Question 6

What happens if my insurance company drops me or won't renew my policy?

Accepted Answer

Non-renewals happen in Florida, especially after multiple claims, in high-risk coastal areas, or with aging roofs. Florida law requires carriers to give you at least 100 days' notice before non-renewing your policy (45 days if it's for non-payment). If you're non-renewed, you'll need to find replacement coverage before your policy expires. In some cases, you may need to turn to Citizens Property Insurance, Florida's insurer of last resort. We work with 18+ carriers, so if one won't renew you, we shop your coverage across the market to find you the best available option—and help you avoid Citizens when possible while ensuring you maintain continuous coverage.

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