Building coverage
The structure of the home: foundation, walls, roof, plumbing, electrical, HVAC, built-in appliances, and other permanently attached items, up to the policy limit.
Flood Insurance
Flood Insurance (NFIP & Private) in Florida and Georgia
National Flood Insurance Program (NFIP) and private flood coverage for homes, condos, manufactured homes, and rental properties. We explain Risk Rating 2.0, the 30-day waiting period, NFIP limits, and when private flood is the better fit, then write whichever option actually protects your property.
Why this matters
Flood is excluded from most standard homeowners, condo, and renters policies.
Flood is the most consequential exclusion in personal insurance. Most standard homeowners, condo, mobile home, and renters policies exclude flood damage, and a separate flood policy is usually the only way to cover that exposure, though some carriers offer an endorsement that adds limited flood coverage to a standard policy. Florida has more NFIP policies in force than any other state for good reason: hurricane storm surge, sudden heavy-rain flooding, intracoastal exposure, and rising water from rivers and lakes all create flood risk that no other coverage will pay for.
Whether you're closing on a home in a designated flood zone, considering coverage outside one, switching from an existing NFIP policy under the new Risk Rating 2.0 pricing, or shopping a private flood policy against your current NFIP, we'll explain what NFIP and private flood actually cover, how they price differently for your specific property, and which one is the right answer for the way you actually own the home.
What's covered
What flood insurance includes.
Personal property (contents)
Furniture, electronics, clothing, and other belongings inside the home, up to the contents limit. Building and contents are separate coverages and can be purchased together or independently.
Foundation, electrical, and plumbing
Covered as part of the building. Water damage to wiring, pipes, HVAC, and foundation from flood is a common claim type, especially for ground-floor and slab-on-grade homes.
Increased Cost of Compliance (ICC)
Up to $30,000 on NFIP to help cover the cost of bringing a substantially damaged building up to current floodplain code (elevation, demolition, relocation), when required by local floodplain ordinance.
Loss of use (private flood)
Additional living expenses while you're displaced from a covered flood loss. Not included in standard NFIP policies; often included or available on private flood policies.
Debris removal and mitigation
Removal of debris caused by the flood and limited mitigation costs (sandbags, temporary protection) when reasonable to reduce further damage, subject to policy terms.
Gaps
What flood coverage doesn't cover.
Water damage from internal sources
A burst pipe, an overflowing tub, a leaking water heater, or a roof leak are water damage, not flood damage. Those are typically covered by your homeowners policy, not by flood.
Loss of use on standard NFIP
Standard NFIP doesn't include additional living expenses if your home becomes uninhabitable. Many private flood policies do include loss of use, which is one reason private flood can be a better fit even at similar premium.
Vehicles damaged by flood
Flood damage to cars is covered under auto insurance comprehensive coverage, not flood insurance. If you carry comprehensive on your auto policy, you're already covered for hurricane and flood damage to the vehicle.
Coverage above NFIP limits
NFIP residential maxes out at $250,000 building / $100,000 contents. Higher-value homes need private flood as a primary or excess policy to cover the gap above NFIP limits.
Earth movement and groundwater seepage
Damage from earth movement (landslide, mudflow not caused by flood, sinkhole) is not flood. Groundwater seeping in through a foundation under normal conditions isn't flood either. Both are separate exclusions.
Mold not caused by a covered flood
Mold from a covered flood may be covered; mold from gradual moisture, poor ventilation, or maintenance issues is excluded. The mold causation can become a claim dispute, which is one reason fast post-flood drying matters.
State knowledge
What to know about flood insurance in Florida and Georgia.
Florida
Highest NFIP enrollment
Storm surge exposure
Active private flood market
Florida has more NFIP policies in force than any other state and one of the most active private flood markets in the country. Storm surge from hurricanes is the largest single flood mechanism along the coast, but inland flooding from heavy rain and tropical systems affects properties well outside designated coastal zones. Florida also has a state-level encouragement for private flood (allowing private flood to satisfy lender requirements), which has produced a more competitive private flood market here than in most states. Risk Rating 2.0 prices each property individually rather than by zone, so two homes on the same street can see meaningfully different NFIP premiums.
Georgia
Riverine flooding common
Lower NFIP penetration
Storm-driven inland floods
Georgia has lower coastal flood exposure than Florida but significant riverine and storm-driven inland flooding, especially in the northern half of the state. NFIP enrollment in Georgia is lower than in Florida, and many properties outside the coastal counties carry no flood coverage at all despite real exposure. Flash flooding from heavy rain affects properties not in designated flood zones. We write flood in both states from our offices in Saint Augustine and Saint Johns.
Limits
Coverage limits to consider.
The first decision on flood is NFIP or private. NFIP is the federal program, available everywhere the community participates, with standard residential limits of $250,000 for the building and $100,000 for contents. Risk Rating 2.0 (the current NFIP pricing methodology, fully implemented in 2023) prices each property individually based on actual flood risk rather than by zone alone, which has changed pricing significantly for some properties relative to the legacy system. Private flood is written by private carriers and can offer higher limits, additional coverages like loss of use, and sometimes shorter or no waiting periods. Private flood pricing can be lower or higher than NFIP depending on the property's specific risk profile.
Building coverage should reflect the structure's full replacement cost up to the policy limit. NFIP caps residential at $250,000; properties worth more than that need private flood to fill the gap, either as primary coverage or as excess flood above an NFIP policy. Lenders often require a specific dollar amount of building coverage that matches the loan amount or the dwelling's replacement cost.
Contents coverage is separate and capped on NFIP at $100,000 for residential. Many flood claims are settled primarily on the building side, so contents is sometimes underbought, but the $100,000 cap matters when a fully furnished home is affected. Both building and contents are also subject to NFIP's actual cash value vs. replacement cost rules, which depend on the property type and the policy form.
The Increased Cost of Compliance (ICC) coverage on NFIP (up to $30,000) pays for the cost of bringing a substantially damaged building up to current floodplain code, when required by local ordinance. Substantial damage is typically defined as damage costing 50% or more of the building's pre-damage market value to repair. ICC is automatic on NFIP and is sometimes the difference between rebuilding and walking away from a damaged property.
Federal program, standard option
NFIP
Standard residential limits: $250K building, $100K contents. Now priced individually under Risk Rating 2.0. Accepted by every lender. Standard 30-day waiting period. Available in every participating community.
Higher limits, broader options
Private flood
Limits above NFIP, additional coverages (often including loss of use), and sometimes shorter waiting periods. Private flood acceptance for lender requirements varies by lender. Available through specialty flood carriers.
Common scenarios
Situations that change your flood coverage.
Buying a home in a flood zone
Federally backed mortgages in SFHA require flood insurance at closing. We can quote NFIP and private flood before closing so you know the actual cost.
Hurricane forming offshore
Standard NFIP has a 30-day waiting period. Once a storm is named, it's usually too late to start a new policy. Private flood sometimes has shorter waiting periods.
Switching from NFIP to private flood
Private flood can offer higher limits, loss of use, and competitive pricing. We compare both side by side on your specific property before recommending a switch.
Higher-value home above NFIP limits
NFIP residential caps at $250K building / $100K contents. Homes worth more need private flood as primary or as excess above NFIP. We structure the layers.
Buying in a B, C, or X zone (lower risk)
Properties outside SFHA can still flood and can still buy NFIP, often at lower premiums. Lender requirements may or may not apply. We help evaluate the actual exposure.
Renting in a coastal area
Renters can buy contents-only flood coverage to protect their belongings. The building is the landlord's responsibility, but personal property is not.
Premium and rating
What goes into your flood premium.
What affects your premium
NFIP premiums under Risk Rating 2.0 reflect each property's individual flood risk rather than just the zone the property sits in. The biggest movers are distance to a flooding source (river, ocean, intracoastal), ground elevation, the first-floor height relative to the Base Flood Elevation (BFE), the building's construction type, foundation type, occupancy (primary, secondary, rental), and the replacement cost of the building. Two homes on the same street can have very different premiums because their individual elevations and exposures differ.
Private flood pricing is set independently by each carrier based on their own risk models. Private flood can be cheaper than NFIP for some properties (especially newer, elevated, or lower-risk homes) and more expensive for others. The same property can produce meaningfully different quotes from different private flood carriers, and we shop across multiple options.
Coverage choices affect both NFIP and private flood pricing. Higher deductibles reduce premium, lower deductibles increase it. Building-only or contents-only policies cost less than combined policies. Replacement cost vs. actual cash value (where the choice is available) also affects premium meaningfully.
Credits and ways to lower premium
Flood premium credits work differently from typical insurance discounts. They're tied to physical property characteristics rather than the usual bundling or payment incentives.
Elevation above Base Flood Elevation
Homes elevated above the Base Flood Elevation (BFE) typically pay less under both NFIP and private flood. An elevation certificate can document the height advantage.
Community Rating System (CRS)
Properties in communities that participate in FEMA's Community Rating System receive automatic NFIP discounts (typically 5% to 45%) based on the community's flood mitigation efforts.
Higher deductible
Increasing the deductible reduces premium on both NFIP and private flood. The deductible applies separately to building and contents.
Building-only or contents-only policy
Buying only the coverage you need (for example, contents-only for renters) costs less than a combined policy. Lender requirements often apply to building coverage specifically.
NFIP doesn't offer the usual multi-policy discounts because it's a federal program, not a private carrier line. Private flood pricing varies meaningfully between carriers; the same property can produce different quotes across the private flood market, which is why we compare.
Decisions
When you actually need each coverage.
NFIP or private flood?
NFIP is universally accepted by lenders, federally backed, available everywhere the community participates, and now priced individually under Risk Rating 2.0. Private flood often offers higher limits, additional coverages (loss of use, sometimes broader basement coverage), and sometimes shorter waiting periods. For lender requirements, NFIP is the safest answer; for higher-value homes or properties where private flood actually prices better, private flood is often the right call. We compare both.
Do I need building, contents, or both?
Homeowners with a mortgage almost always need building coverage (the lender requires it). Contents is optional but recommended; flood losses often damage both the building and the belongings inside it. Renters typically buy contents-only because the building isn't theirs. Landlords typically buy building-only because the tenant's belongings are the tenant's responsibility. We size each based on the actual property and occupant.
Do I need flood if I'm not in a designated flood zone?
A meaningful share of NFIP claims paid each year are for properties outside Special Flood Hazard Areas. Heavy rain, drainage failures, storm surge reaching beyond mapped zones, and creek and river flooding all affect properties not officially designated as high-risk. Florida specifically has flood exposure well beyond the SFHA boundaries. For most Florida properties, flood is worth at least pricing out even when not required.
What deductible should I choose?
A higher deductible reduces premium but increases what you'd pay out of pocket after a flood. NFIP deductibles apply separately to building and contents. Pick a deductible you could comfortably absorb if a flood damaged the property tomorrow. For most Florida homeowners, the deductible is a personal-finance decision more than an insurance one.
Carriers
Flood carriers and programs we work with.
We write flood coverage through the National Flood Insurance Program (NFIP) and through private flood carriers. NFIP is the federally backed program available everywhere a participating community has joined; private flood is the rapidly growing market of independent carriers offering higher limits, additional coverages, and sometimes more competitive pricing for specific risk profiles.
The right answer depends on the property: lender requirements, dwelling value, elevation, the flood zone, and what additional coverages matter to you (loss of use, higher contents limits, basement coverage). For some properties NFIP is clearly the best fit; for others, private flood is meaningfully better. We compare both rather than defaulting to either.
Aon Flood
Allstate Flood
Torrent
Beyond Floods
Carrier appointments vary by line and state. Available flood carriers depend on the property's location, characteristics, and underwriting eligibility. The private flood market is expanding and additional markets may be available depending on your specific situation.
Questions
Flood insurance questions we hear a lot.
Do I need flood insurance if I'm not in a flood zone?
Possibly yes. FEMA flood zones map known high-risk areas, but flooding occurs outside those zones too. A significant share of NFIP claims paid each year are for properties outside Special Flood Hazard Areas. In Florida specifically, sudden heavy rain, storm surge, and inland flooding can affect properties not officially in a flood zone. We help evaluate the exposure for your specific property.
What's the difference between NFIP and private flood insurance?
NFIP (National Flood Insurance Program) is the federal program run by FEMA and the standard source of flood insurance in the United States. Standard NFIP residential limits are $250,000 for the building and $100,000 for contents. Private flood is written by private carriers and can offer higher limits, additional coverages (like loss of use), and sometimes shorter waiting periods. Private flood pricing can be lower or higher than NFIP depending on the property. We compare both.
Does my homeowners or renters insurance cover flood?
Generally no. Flood damage is excluded from most standard homeowners, condo, renters, mobile home, and landlord policies, though some carriers offer an endorsement that adds limited flood coverage. In most cases flood is its own separate policy, written either through NFIP or through a private flood carrier. The lack of flood coverage on a homeowners policy is one of the most consequential exclusions in personal insurance.
What does flood insurance actually cover?
Flood coverage pays for direct physical damage caused by flooding (rising surface water, river overflow, storm surge, mudflow). Building coverage applies to the structure itself, including foundation, plumbing, electrical, and built-in appliances. Contents coverage applies to personal property like furniture, electronics, and clothing. NFIP doesn't include loss of use (additional living expenses) by default; many private flood policies do. Coverage details depend on whether the policy is NFIP or private.
How much does flood insurance cost in Florida?
Cost varies widely based on the property's location, flood zone, elevation, building characteristics, and the coverage limits chosen. Risk Rating 2.0 (the current NFIP pricing methodology) prices each property individually based on actual flood risk rather than zone alone, so two homes on the same street can have meaningfully different premiums. Private flood often prices competitively against NFIP for certain risk profiles. We compare both and explain why.
What's the 30-day waiting period?
Most new NFIP policies have a 30-day waiting period before coverage takes effect. Exceptions exist for flood insurance required as a condition of a mortgage at closing, and for certain changes to existing coverage. The 30-day wait makes it impractical to buy flood coverage once a hurricane is already forming. Many private flood policies have shorter waiting periods or none, which is one reason private flood is sometimes the better fit when timing matters.
Do I need an elevation certificate?
Under Risk Rating 2.0, elevation certificates are no longer required to obtain an NFIP policy, but they can still help in some situations. For older policies, properties with lender requirements, or private flood quoting, an elevation certificate may produce a better rate or be specifically required. We confirm whether one is needed for your specific situation before requesting one.
What's a Special Flood Hazard Area (SFHA)?
A Special Flood Hazard Area is FEMA's designation for areas with a 1% or greater annual chance of flooding (the "100-year floodplain"). SFHA zones include A, AE, V, and VE on FEMA flood maps. Properties in SFHA usually face higher flood premiums and lender requirements to carry flood coverage. Properties outside SFHA (Zones B, C, X) can still flood and can still buy flood insurance, often at lower rates.
Does flood insurance cover damage to my belongings in the basement?
NFIP basement coverage is limited. Contents in a basement are generally covered only for specific items like washers, dryers, and freezers. Personal belongings in finished basement living areas are typically not covered under NFIP. Private flood policies often offer broader basement coverage. This matters less in Florida (where basements are rare) and more in Georgia or for properties with below-grade levels.
What's the difference between flood and water damage?
Flood damage is from rising surface water that affects multiple properties (storm surge, river overflow, heavy-rain flooding). Water damage covered by homeowners is typically from internal sources (a burst pipe, an overflowing washing machine, water from a roof leak). The two policies cover different causes of loss, and a claim usually has to be clearly one or the other. We help structure both coverages so there isn't a gap between them.
Are there limits on NFIP coverage?
Yes. Standard NFIP residential limits are $250,000 for the building and $100,000 for contents. Commercial NFIP limits are $500,000 for the building and $500,000 for contents. For higher-value properties, private flood is often necessary to fill the gap above NFIP limits, sometimes as excess flood coverage on top of an NFIP policy and sometimes as a standalone private flood policy.
Does my mortgage require flood insurance?
Federally backed mortgages on properties in a Special Flood Hazard Area are required by federal law to carry flood insurance. Lenders may also require flood insurance on properties outside SFHA if they consider the exposure significant. The required policy must be either NFIP or a private flood policy that meets the lender's specific requirements (private flood acceptance varies by lender).
Can I bundle flood with my home insurance?
Flood is technically a separate policy from homeowners, but having both placed through the same agency simplifies the renewal and claims process. Some private flood carriers can issue a flood policy with the same renewal cycle as your homeowners. NFIP doesn't bundle with homeowners but is straightforward to manage alongside other coverage.
How fast can I get a flood insurance quote?
Most flood quotes can be started the same day. NFIP quotes need the property address, occupancy type (primary, secondary, rental), building characteristics, and prior flood claims. Private flood quotes ask for similar information plus sometimes an elevation certificate or photos for higher-value properties. Remember the NFIP 30-day waiting period when planning around storm season.
Related
Coverage that pairs with flood.
Ready to compare your flood coverage?
Send us your current declarations page or property address, give us a call, or request a free quote. We'll compare NFIP and private flood for your specific property and walk you through the options.