Dwelling (Coverage A)
Covers the structure of your home (walls, roof, built-in systems) against covered perils, up to your dwelling limit.
Homeowners Insurance
Homeowners Insurance in Florida and Georgia
HO-3 and HO-5 policies that actually fit your home, with hurricane and wind coverage sized for the Florida reality. We shop multiple Florida and Georgia carriers, navigate 4-point and wind mitigation inspections, and explain the hurricane deductible before you bind.
Why this matters
Florida homeowners insurance is the most volatile market in the country.
Carriers have pulled back, deductibles have shifted (hurricane deductibles are now a major part of every Florida policy), roof-age requirements have tightened, and Citizens Property Insurance has become the only available option for many homes. The cheapest policy is rarely the right one, and the right one isn't always the same carrier year to year. We navigate the carrier landscape, walk you through what each policy actually pays at claim time, and explain where the deductibles will hurt before you bind.
Whether you're insuring a new build in Saint Johns, a 1970s home in Saint Augustine, a beach property exposed to wind, or moving into Florida from a state where homeowners insurance was an afterthought, we'll match the policy to the actual house and the actual exposure.
What's covered
What a homeowners policy includes.
Other structures (Coverage B)
Detached garages, fences, sheds, gazebos, and similar structures separate from the main home, typically up to 10% of the dwelling coverage.
Personal property (Coverage C)
Furniture, electronics, clothing, and other belongings inside the home, often a percentage of the dwelling (commonly 50% to 75%) by default.
Loss of use (Coverage D)
Additional living expenses (hotel, food, transportation) while you're displaced from a covered loss, up to a sublimit.
Personal liability (Coverage E)
Pays if you're sued for bodily injury or property damage you cause to others at your home or elsewhere, up to your liability limit.
Medical payments (Coverage F)
Small medical coverage for guests injured at your home, regardless of fault, typically up to $1,000 to $5,000.
Gaps
What homeowners coverage doesn't cover.
Flood damage
Excluded from every standard homeowners policy unless otherwise endorsed.
Earth movement and sinkholes
Earth movement (earthquake, landslide) is excluded. Florida sinkhole coverage is a separate optional endorsement or policy, not part of standard homeowners.
Routine wear, maintenance, and gradual damage
Homeowners covers sudden accidental damage, not gradual deterioration, deferred maintenance, rot, rust, or routine wear. Long-term leaks and slow water damage are common claim denials.
Mold above the sublimit
Mold is generally covered only when it results from a covered sudden loss (a burst pipe, for example) and only up to a small sublimit. Extensive mold remediation usually exceeds the cap.
High-value items above category sublimits
Jewelry, watches, firearms, silverware, art, and similar categories have low default sublimits (often $1,500 to $2,500, sometimes only for theft). Higher-value items need scheduled personal property coverage.
Business activities at home
Home-based business activities (client visits, inventory, paid services) are generally excluded from personal liability and have very limited business property coverage. A separate home business endorsement or BOP is usually required.
State knowledge
What to know about homeowners insurance in Florida and Georgia.
Florida
Hurricane deductible: 2% / 5% / 10%
4-point + wind mitigation common
Roof age limits matter
Florida's homeowners insurance market is the most active and most volatile in the country. Hurricane deductibles (typically 2%, 5%, or 10% of dwelling coverage) apply separately from the standard deductible and trigger only on named-storm damage, with one deductible per calendar year. Most carriers require a 4-point inspection for homes 30 years or older and offer wind mitigation credits that can substantially reduce the wind portion of your premium. Roof age is increasingly a binding requirement: many carriers will not write or renew policies with asphalt shingle roofs over 15 years (sometimes 20) or tile/metal roofs over 25 years. Citizens Property Insurance is the state-created insurer of last resort when private coverage is unavailable.
Georgia
No mandatory hurricane deductible
Hail and wind matter
Roof age still relevant
Georgia has a broader and more stable homeowners market than Florida. Hurricane deductibles are not mandatory, and most policies use a flat all-perils deductible. Severe weather coverage matters in a different way: tornadoes, hail, and straight-line wind storms are more common than hurricanes in much of Georgia, and roof and exterior damage from hail is a meaningful claim type, especially in northern Georgia. Roof age requirements still apply but tend to be less restrictive than in Florida. We write homeowners in both states from our offices in Saint Augustine and Saint Johns.
Limits
Coverage limits to consider.
The first decision is policy form: HO-3 or HO-5. The HO-3 is the standard homeowners policy and the most widely available. It covers the dwelling on an open-perils basis (everything not excluded) and personal property on a named-perils basis (only specific covered events). The HO-5 extends open-perils coverage to personal property as well, which makes claims broader and proof-of-loss easier, at a higher premium. Many carriers also offer HO-3 with a Special Personal Property endorsement that lands between the two.
Dwelling coverage should match your home's full replacement cost, not its market or tax-assessed value. Replacement cost is what it would cost to rebuild today with similar materials and labor, and it can be meaningfully different from what the home would sell for, especially in Florida where land value is a significant share of the purchase price. Carriers use replacement cost calculators based on construction type, square footage, and features, and we review the calculator output against local rebuild costs.
Personal property sublimits matter more than most homeowners realize. Jewelry, watches, firearms, silverware, and certain other categories have low defaults (often $1,500 to $2,500), typically only for theft. Higher-value items need scheduled personal property coverage, which uses agreed value, broader perils, and often no deductible.
The hurricane deductible is one of the most consequential decisions on a Florida policy. A 2% deductible costs more in premium but means less out of pocket on a storm claim. A 5% or 10% deductible saves on premium but means a substantially larger payment after a named storm. Pick a deductible you could comfortably absorb after a storm caused a covered loss. We walk through the math during the coverage review and show you what each option costs.
Standard and widely available
HO-3
Open-perils coverage on the dwelling and other structures, named-perils coverage on personal property. The most common homeowners policy. The right choice for most owner-occupied homes.
Broader, less widely offered
HO-5
Open-perils coverage on both the dwelling and personal property. Broader claim coverage and easier proof-of-loss. Higher premium and not offered by every carrier. The right choice for higher-value homes or owners who want the broadest available form.
Common scenarios
Situations that change your homeowners coverage.
Buying your first home
Lenders require coverage at closing. We can quote before you make an offer so you know the insurance cost (and any roof, 4-point, or wind mitigation issues) before you bind.
Replacing your roof
A new roof often produces meaningful credits with most Florida carriers and can open up carriers that would not write the old roof. Update the policy and re-shop after replacement.
Adding a pool, trampoline, or major outdoor structure
Pools and trampolines are attractive-nuisance exposures that carriers underwrite. Some carriers won't write certain pool or trampoline configurations. We'll disclose and route to a carrier that accepts your setup.
Renovating or remodeling
Major remodels often need a builder's risk endorsement or separate policy. Standard homeowners can have gaps for theft of materials, damage to incomplete work, or extended vacancy.
Becoming a snowbird or part-time resident
Extended vacancy can affect coverage on most homeowners policies. We'll structure the policy with the right occupancy framing so coverage stays intact when the home is unoccupied for months at a time.
Renting out a room or whole property short-term
Airbnb, VRBO, and similar short-term rental use generally is not covered under a standard homeowners policy. We'll structure the right combination of personal and short-term-rental coverage.
Premium and discounts
What goes into your homeowners premium.
What affects your premium
Homeowners premiums in Florida depend on a different mix of factors than in most states. The biggest movers are the dwelling value (full replacement cost, not market value), the home's roof (age, material, shape, and attachment method), wind mitigation features, construction type, year built, and distance to the coast. A 1990s home with a 12-year-old asphalt shingle roof rates very differently from a 2020 home with a hip roof, hurricane straps, and impact windows, even on the same street.
Claims history (the CLUE report) follows the home and the owner for several years and can affect both pricing and eligibility. ZIP code matters because carriers price based on local loss history, building codes, and exposure. The coverage limits, deductibles, and endorsements you choose are also part of the math. Florida specifically also weights roof age more heavily than most other states, and the hurricane deductible percentage you choose is one of the biggest premium levers available.
No two carriers weight these factors the same way. A Florida-domiciled carrier may rate aggressively on coastal homes and discount inland builds, while a national carrier may be the opposite. The Florida homeowners market changes constantly: carriers tighten or loosen their appetite, new carriers enter, others restrict new business. Shopping across multiple appointed carriers is the only way to see what your specific home actually prices out to today.
Discounts that may apply
Discounts on a Florida homeowners policy can be substantial when stacked. The biggest single lever is wind mitigation credits documented on a recent inspection. Beyond that, multi-policy bundling and protective devices are the most common.
Wind mitigation features
Hip roof, hurricane straps, roof deck attachment, secondary water resistance, opening protection (impact windows, shutters), and newer roof covering each carry separate credits documented on the wind mitigation inspection.
New or recently replaced roof
A new roof produces credits with most Florida carriers and can also restore eligibility with carriers that wouldn't write the older roof.
Protective devices
Monitored security systems, monitored fire alarms, smart leak-detection, and similar protective devices can each carry small credits that stack with other discounts.
Multi-policy and payment
Bundling homeowners with auto when the same carrier writes both, plus paid-in-full and autopay discounts on the policy itself.
Available discounts vary widely between carriers, and a discount that exists with one carrier may not be offered by another. Florida's roof-age and wind-mitigation rules create some of the largest premium swings in personal lines. We check what you actually qualify for as part of the coverage review and tell you when one carrier's discount lineup makes more sense for your specific home than another's.
Decisions
When you actually need each coverage.
HO-3 or HO-5?
For most owner-occupied homes, HO-3 is the standard choice and the most widely available form in Florida. HO-5 upgrades personal property coverage from named perils to open perils, which makes claims broader, but it costs more and isn't offered by every carrier. Many carriers also offer HO-3 with a Special Personal Property endorsement that lands between the two. We compare what's available for your specific home.
How much dwelling coverage do I actually need?
Dwelling coverage should match the cost to rebuild your home today, not its market or assessed value. Replacement cost can be meaningfully different from what the home would sell for, especially in Florida where land value is a significant share of the price. Carriers use replacement cost calculators based on construction type, square footage, and features. We'll review the calculator output against local rebuild costs and adjust if needed.
What hurricane deductible should I choose?
The hurricane deductible is one of the most impactful decisions on a Florida policy. A 2% deductible costs more in premium but means less out of pocket after a storm. A 5% or 10% deductible saves on premium but means a substantially larger payment if a named storm causes damage. Pick a deductible you could comfortably absorb after a storm. For most Florida homeowners, this is a personal-finance decision more than an insurance one.
Should I schedule jewelry, art, or firearms separately?
If you own items with significant value (engagement rings, watch collections, fine art, firearm collections), scheduled personal property is almost always the right answer. Standard policies cap these categories at $1,500 to $2,500 and often only cover specific perils. Scheduled coverage uses agreed value, covers broader perils, and often has no deductible. The premium cost is small relative to the protection.
Carriers
Carriers we work with for homeowners coverage.
We write homeowners coverage through multiple carriers, including Florida-domiciled carriers built specifically for the Florida market and Citizens Property Insurance for homes that can't be placed with private carriers. The right fit depends on the home's age, roof, construction type, location, and what other policies you'd like to bundle.
Each carrier has a different appetite. Some specialize in newer construction, some in coastal homes, some in older inland properties, some in higher-value homes. The carrier landscape changes regularly as carriers tighten or loosen their underwriting, so the right choice this year is not always the right choice next year. We re-shop at renewal when it makes sense and explain what changed.
Tower Hill
Slide
American Integrity
Citizens
Allstate
Cypress
GeoVera
Monarch National
One Alliance
Security First
Florida Peninsula
Edison
Ovation
Chubb
Carrier appointments vary by line and state. Available carriers depend on your specific home and underwriting eligibility. The Florida homeowners market changes frequently and not every carrier is open to new business at all times.
Questions
Homeowners insurance questions we hear a lot.
What's the difference between HO-3 and HO-5?
An HO-3 is the standard homeowners policy. It covers your dwelling and other structures against any peril not specifically excluded (open perils), while personal property is covered only for named perils. An HO-5 extends open-perils coverage to your personal property as well, making it the broader of the two policy forms. Many carriers also offer HO-3 with a Special Personal Property endorsement, which upgrades the contents coverage closer to HO-5 levels without the full premium increase.
How much homeowners insurance do I need?
Dwelling coverage should match your home's full replacement cost, not its market value or tax-assessed value. Replacement cost is what it would cost to rebuild your home today with similar materials and labor, and it can be meaningfully different from what the home would sell for. Personal property is typically a percentage of the dwelling (often 50% to 75% by default). Liability limits should match your overall household exposure, and most owners benefit from $300,000 or more, often paired with a personal umbrella.
Does my homeowners cover flood damage?
No. Flood damage is excluded from every standard homeowners policy unless added with a special endorsement. Flood insurance is a separate product written through the National Flood Insurance Program (NFIP) or through private flood carriers. Even outside designated flood zones, flooding is the most common natural disaster in the United States, and most mortgages in flood zones require it.
What's a hurricane deductible and how is it calculated?
Florida homeowners policies typically include a separate hurricane deductible that applies only when a named storm causes the damage. It's expressed as a percentage of your dwelling coverage (commonly 2%, 5%, or 10%), not a flat dollar amount. On a $400,000 dwelling, a 2% hurricane deductible is $8,000 and a 5% deductible is $20,000. The hurricane deductible is separate from your standard all-other-perils deductible and applies once per calendar year, regardless of how many named storms occur.
What's a 4-point inspection and when is it required?
A 4-point inspection is an inspection of the four major home systems: roof, electrical, plumbing, and HVAC. It documents the age, condition, and any known issues. Most Florida carriers require a 4-point inspection before binding coverage on a home 30 years or older (sometimes 25 or 40 years, depending on carrier). It's not a code-compliance check, but it gives the carrier the information needed to underwrite an older home.
What's a wind mitigation inspection and how can it help?
A wind mitigation inspection documents wind-resistant construction features on your home: roof shape, roof-to-wall connections, roof deck attachment, opening protection (shutters or impact-rated glass), and roof covering. Florida law requires insurers to offer premium credits for verified wind mitigation features, and the credits can substantially reduce the wind portion of your premium. For most Florida homes, a wind mitigation inspection is one of the highest-return things you can do to lower your premium.
Are my jewelry, art, and firearms fully covered?
Most homeowners policies include low sublimits for jewelry, watches, firearms, silverware, and certain other categories (commonly $1,500 to $2,500 per category, often only for theft). Higher-value items need scheduled personal property coverage, which provides agreed value, broader perils, and often no deductible. If you have an engagement ring, watch collection, firearm collection, or original art above the sublimit, scheduling is the right answer.
Does my homeowners cover my home business?
Personal homeowners policies provide limited business property coverage (typically up to $2,500) and generally exclude business liability. A home-based business with clients visiting, inventory on premises, or revenue above a small threshold usually needs a home business endorsement or a separate business owners policy. We can help structure the right combination so personal and business exposures are both covered.
What is Citizens Property Insurance and when does it apply?
Citizens Property Insurance Corporation is Florida's state-created insurer of last resort for homeowners who can't find coverage in the private market. It was created in 2002 by the Florida Legislature. Citizens is available to homeowners whose private market coverage either isn't offered or is significantly more expensive than Citizens' rates. For many coastal Florida homes and properties on aging roofs, Citizens is the only available option.
Does my roof age affect my insurance?
Significantly, especially in Florida. Many Florida carriers have tightened roof-age requirements in recent years and will not write or renew policies with asphalt shingle roofs over 15 years (sometimes 20), or tile/metal roofs over 25 years. Roofs near or past these thresholds often need replacement before a policy can bind. Carriers vary on what they accept, which is part of why shopping across carriers matters before deciding the roof needs replacing.
Am I covered for damage caused by my dog?
Personal liability coverage typically extends to injuries your pet causes to others, but carriers vary significantly. Some carriers exclude certain breeds, some require disclosure of any dog at the home, and some require a specific dog liability endorsement. We always disclose pets during the underwriting process and confirm the carrier's specific position before binding.
Does my homeowners cover damage during construction or remodel?
Major construction or remodels often need a builder's risk policy or a specific endorsement, especially if the home is unoccupied during the work. Standard homeowners coverage may have gaps for theft of materials, damage to incomplete construction, or vacancy-related issues. We'll review your existing policy and add appropriate coverage if you're planning a major project.
Can I bundle homeowners with auto?
Yes, when the same carrier writes both lines. Bundling can produce meaningful discounts. In Florida specifically, your best homeowners carrier and your best auto carrier are often different companies because the Florida homeowners market is unique, so sometimes splitting policies still produces the best overall premium. We compare both before recommending.
How fast can I get a homeowners insurance quote?
Most homeowners quotes can be started the same day. Carriers ask for the property address, year built, square footage, construction type, roof age and material, prior insurance history, claims history, and information about any features like pools, trampolines, or pets. Older homes may also need a 4-point or wind mitigation inspection before binding.
Related
Coverage that pairs with homeowners.
Ready to compare your homeowners coverage?
Send us your current declarations page, give us a call, or request a free quote. We'll review what you have and walk you through the options.