Hurricanes risk in Florida

Who this hits hardest

If you live in the Florida Keys, or anywhere in Monroe County, your house is basically in the crosshairs. Same goes for coastal Miami-Dade, Broward, and Palm Beach. But don't think inland is safe. Hurricane Irma knocked out power across the whole peninsula. Wind and rain reach far from the eye.

Storm surge is the part that surprises people. It's not just a beach problem. The shape of the coastline matters — the Big Bend, Tampa Bay, and Southwest Florida from Collier up through Lee and Charlotte counties can push water miles inland. On the Atlantic side, the Treasure Coast and Space Coast get battering waves. The Panhandle from Escambia to Bay County gets hit by fast-moving storms that don't give you much time.

Renters and mobile home owners are often the most exposed. Mobile homes, even those tied down, are not built to the same wind standard as site-built homes. If you live in one, your evacuation plan is your insurance policy.

After the event — claims and repairs

Here's the insurance reality that trips up Florida homeowners: wind and flood are usually two different claims. Your homeowners policy may cover wind damage — missing shingles, a torn roof, a tree through the wall. But flood damage, including storm surge, is almost always excluded. You need a separate flood policy through NFIP or a private insurer. If a hurricane pushes water into your house, that's a flood claim, not a wind claim.

Most Florida homeowners policies have a separate hurricane deductible. It's often a percentage of your dwelling coverage — 2% or 5% is common. That means you pay more out of pocket before insurance kicks in than you would for a regular claim. Read your declarations page. It's boring. Do it anyway.

After the storm, you'll have to prove what happened. Take photos before the season starts. Walk your property. Note the age of your roof, the condition of your windows, any cracks. Then take photos of everything inside. If you evacuate, take those photos with you.

Filing a claim is not the time to learn your policy. In many coastal counties, wind coverage is hard to get from standard carriers. You may end up with Citizens Property Insurance or a surplus lines company. That's fine, but know who you're dealing with and how to reach them when the power is out.

Before the season starts

Hurricane season runs June 1 through November 30. The peak is usually mid-August through October. That's when the water is warm and the steering currents get weak.

If you only do one thing this month, look up your address on the FEMA flood map and then call your insurance agent. Ask two questions: Does my policy cover wind? Do I have flood insurance? If the answer to the second is no, fix that first. Flood policies typically have a 30-day waiting period.

Then do the cheap stuff. Trim trees away from the house. Clear gutters. Buy plywood or shutters now, not when a storm is three days out. Make a go-bag. Charge your phone. Get a battery-powered radio. The Florida Division of Emergency Management has county-specific plans at floridadisaster.org.

Know your evacuation zone. Not your flood zone — your evacuation zone. They are different. In many Florida counties, you can text your zip code to a number or check the county emergency management site. If you're in Zone A, you leave first. That's usually the barrier islands and low-lying areas near the coast.

If you live in an inland county like Orange, Polk, or Leon, you might not evacuate, but you still need to prepare for days without power. Fill your bathtub. Freeze water bottles. Have a plan for medications that need refrigeration.

Questions we get

Does my Florida homeowners insurance cover hurricane damage?

It depends on the cause. Wind damage from a hurricane is often covered, but with a separate hurricane deductible. Flooding and storm surge are typically not covered. You need a separate flood policy. Read your policy or ask your agent to explain the wind vs. flood split in plain language.

Where can I find my flood zone in Florida?

FEMA's flood maps are the official source. You can search your address on the FEMA Flood Map Service Center. Your county emergency management office may also have a local version. If you have a mortgage, your lender will require flood insurance if you're in a high-risk zone.

What should I do first if a hurricane is heading for Florida?

Follow the orders from your county emergency management. If they say evacuate, go. If you're staying, secure your home, charge devices, and fill water containers. Do not wait until the last minute. The Florida Division of Emergency Management and NOAA's National Hurricane Center have the latest forecasts.

Official sources

• Florida Division of Emergency Management
• NOAA National Hurricane Center
• Ready.gov – Hurricanes
• FEMA Hurricane Preparedness