6 Key Questions to Ask Before Buying a Homeowners Insurance Policy in Florida

With all the moving parts and important items to address when buying a house, insurance often gets treated as just one last box to check. That’s completely understandable—it’s complicated, it’s boring, and hopefully, you’ll never even need to use it. But it’s also a key part of protecting one of your biggest investments in one of the most challenging insurance markets in the country.

Between hurricanes, flooding, rising premiums, and tightening underwriting guidelines, understanding the fine print in your policy matters more than ever. Whether you’re a first-time homebuyer or reviewing your current coverage, here are six essential questions to ask before buying or renewing.

1. Does this policy cover water damage that happens over a long period of time?

This is a big one—and often a point of confusion, especially since it’s not a line item on the quote or declarations page. Most homeowners policies do cover sudden and accidental water damage, like a burst pipe. However, many (if not most) policies exclude water damage that occurs gradually, such as a slow leak under your sink, from your roof or AC, or through a poorly sealed window.

In Florida’s humid climate, where moisture builds quickly, this distinction is crucial. Ask your agent if the policy includes coverage for “hidden seepage, leakage, or water damage that occurs over time” and what limits or exclusions may apply.

Note: Some home policies will even limit sudden and accidental water damage to $10,000—or exclude water damage entirely. Be sure you address this. Half of all claims are related to water damage of some sort.

2. What is the hurricane deductible, and how does it work?

In Florida, standard homeowners policies include a separate deductible for hurricanes—usually a percentage of your home’s insured value (commonly 2%, 5%, or even 10%). That means on a $400,000 home, a 5% hurricane deductible would be $20,000 out of your pocket before insurance kicks in.

Know the number, and ask about options for lowering it. Some companies allow a 1% hurricane deductible or even a flat amount equal to your regular deductible. It’s certainly worth asking about the options.

3. Am I covered for flood damage?

Flood damage (meaning rising or rushing ground water) is not covered under a standard homeowners or property insurance policy. That includes storm surge or heavy rains that cause water to enter your home from outside.

In a state surrounded by water and prone to strong storms, flood insurance is a must—even if you’re not in a high-risk zone. Ask your agent to explain your flood risk and get a quote for a separate flood policy through FEMA’s National Flood Insurance Program or a private insurer. There are more coverage options available now than ever before.

4. Are items like solar panels and screen enclosures covered?

Here’s a detail many Florida homeowners miss: solar panels and screen enclosures are often not automatically covered under standard homeowners policies. Even if they’re attached to your home, many carriers require you to specifically list or endorse these items to ensure proper protection.

Ask your agent:

Are my solar panels covered for wind or hail damage?

Does my policy include screen enclosure coverage, or do I need a separate endorsement?

What are the options or limits available for screens or solar panels?

5. What other exclusions should I know about?

Every policy has limitations and exclusions. There are many limitations on certain types of property (jewelry, guns, collections, tools, etc) as well as exclusions or limitations for things like termite damage, mold, awnings or carports. There are even liability exclusions or limitations as well and can be anything from animals, trampolines, unprotected pools, or even bounce houses. Be sure your agent asks LOTS of questions to help determine what policy and coverages fit you best.

6. How does roof coverage work, especially if my roof is older?

Roof age has always been one of the biggest underwriting factors in Florida—and it’s now even more substantial due to widespread roofing fraud over the past decade. Many carriers won’t write a policy for a home with a roof over 10 years old, and those that do may only offer Actual Cash Value (ACV) or a Roof Value Schedule, which factors in depreciation, rather than full replacement cost.

Ask how your roof is covered and whether there is a separate deductible specific to roof claims.

Bottom line:

Florida’s insurance landscape is changing rapidly, and not all policies are created equal. Coverages shift year to year, and you often can’t spot the difference just by looking at the declarations page or coverage checklist. Reading and understanding the actual policy language is key—so make sure you work with an agent who’s read the policy they’re offering.

Asking the right questions now can help you avoid costly surprises later. A good insurance agent should ask you plenty of questions to understand your unique situation and match you with the right company and coverage setup.

We’d love to help you find the right property insurance policy for your home.