A standard homeowners policy does not cover flood damage. In South Florida, flood insurance is often required — and even when it is not, it deserves a place in your budget before you make an offer.
Flood zones
FEMA flood maps divide the land into zones. Zones that start with A or V form the Special Flood Hazard Area, land with at least a 1% chance of flooding in any given year. You can look up any address on the FEMA Flood Map Service Center. Being outside those zones lowers the risk but does not remove it.
When flood insurance is required
- Your mortgage: if the home is in a Special Flood Hazard Area and the loan is from a federally regulated or federally backed lender — which covers most mortgages — the lender will require flood insurance.
- Citizens Property Insurance: under a phased requirement set by the Legislature, by January 1, 2027 most Citizens personal residential policies that include wind coverage must also carry flood insurance (condo unit-owner policies are excluded).
Buying a policy
- Policies come from the federal National Flood Insurance Program (NFIP) or from private insurers.
- NFIP policies usually start after a 30-day waiting period. The main exception is a policy bought in connection with a mortgage closing, which can take effect at closing — so arrange it during your contract period, not the week before.
- Ask the seller whether the home has an elevation certificate; it can help your agent and insurer evaluate the risk.
- In a condo, the association's master policy covers the building. Unit owners typically consider their own policy for their contents and interior.
The seller flood disclosure
Since October 1, 2024, Florida sellers of residential property must give buyers a flood disclosure at or before the signing of the contract. It states whether the seller knows of flooding that damaged the property while they owned it, and whether they filed flood insurance claims or received federal flood-damage assistance (such as from FEMA). Read it with your agent — and ask questions if anything is unclear.
Frequently asked questions
Does homeowners insurance cover flooding in Florida?
No. Flood damage requires a separate flood insurance policy, from the NFIP or a private insurer.
Is flood insurance mandatory in South Florida?
It is required by your lender when the home is in a Special Flood Hazard Area and the mortgage comes from a federally regulated or backed lender, and by Citizens for most of its residential wind policies by January 1, 2027. Otherwise it is optional, but strongly worth pricing.
How long does a flood policy take to start?
NFIP policies usually have a 30-day waiting period. A policy bought in connection with a mortgage closing can take effect at closing.
Do Florida sellers have to disclose past flooding?
Yes. Since October 1, 2024, residential sellers must disclose, at or before signing the contract, whether they know of flooding that damaged the property while they owned it and whether they filed flood insurance claims or received federal flood assistance for it.
Questions about your situation? Talk to Dayron Crespo — in English or Spanish.
- FEMA Flood Map Service Center
- Citizens Property Insurance — Flood insurance requirement
- Florida Statutes §689.302 — Flood disclosure
General information only — not legal, tax or insurance advice. Laws and rates change; confirm the details for your property with the county property appraiser, an attorney, your insurer or your title company.