E081: Hurricane Deductibles, Storm Damage & Flood Insurance: What Florida Condo Owners Get Wrong

In Florida, your hurricane deductible doesn't work like any other deductible on your policy. It's likely a percentage of your dwelling coverage, and it applies once per calendar year, not once per claim. After Helene and Milton hit two weeks apart in 2024, a lot of homeowners learned that the hard way. In Part 2 of this conversation, Nicole Saunches is joined again by Jill Quinn of Florida All Risk Insurance, a licensed agent and former field adjuster. They break down how hurricane deductibles really behave in a bad storm season, and why you should document and report every storm, even when you know the damage won't reach your deductible. They also explain why flood insurance is always a separate policy, and what buyers relocating to Florida need to know about flood zones and wind pool coverage before they start touring condo buildings. In this episode: The difference between your all-other-perils (AOP) deductible and your hurricane deductible Why a hurricane deductible is a percentage, and why it applies per calendar year How damage from back-to-back storms (like Helene and Milton) can add up to meet one deductible Where to find your deductibles on your declarations page Why an adjuster's report on file can protect a future claim, even if the first one is denied What good storm documentation looks like: timestamped photos and dated receipts Second homes, absentee owners, and who's responsible for mitigating damage in a condo Why flood is never part of a standard homeowners policy, and why some coastal owners carry three policies What relocating buyers should ask about flood before they tour, not after they're under contract A pre-offer insurance checklist for condo buyers Common Florida hurricane deductibles today, from $500 to 10% of dwelling coverage Chapters / Timestamps 00:00 — The 2024 lesson: how hurricane deductibles really work 01:30 — Hurricane deductible vs. all-other-perils (AOP) deductible 03:00 — Why hurricanes get their own percentage deductible 04:15 — Two storms, one year: Helene and Milton 05:15 — Where to find your deductibles on your declarations page 05:45 — Does a quiet hurricane season change anything? 06:45 — Why you should document and report every storm 08:40 — What good documentation looks like 09:10 — Second homes and back-to-back storms 10:45 — Flood insurance: why it's always a separate policy 12:15 — Wind pool: when you may need three policies 12:50 — Flood questions to ask before you tour a condo 13:50 — Scenario: windows blown in at a downtown St. Pete high-rise 14:40 — Your pre-offer condo insurance checklist 16:20 — What current condo owners should review this year 17:00 — The biggest insurance misconception 17:40 — Common Florida hurricane deductibles: $500 to 10% 18:50 — How to reach Jill Quinn Quick Answers How does a hurricane deductible work in Florida? A Florida hurricane deductible is usually a percentage of your dwelling coverage, commonly 1% to 5% and sometimes up to 10%. It applies once per calendar year rather than once per claim. Florida law requires the dollar amount to be listed next to the percentage on your declarations page. What is an all-other-perils (AOP) deductible? It's the flat-dollar deductible, often $1,000 to $2,500, that applies per claim to non-hurricane losses such as a kitchen fire, a burst pipe, or theft. If two hurricanes hit in one year, do I pay two hurricane deductibles? No. The hurricane deductible applies once per calendar year, so damage from separate named storms (like Helene and Milton in 2024) can add up toward that single deductible. Should I report storm damage if it's below my deductible? Jill recommends it. An adjuster's photos and estimate stay on file even if the claim is denied, which can protect you if a later storm causes more damage. She also notes that your carrier can't drop you for filing a hurricane claim, as long as you took reasonable steps to prevent further damage. Does homeowners or HO-6 insurance cover flood? No. Flood (water coming from the outside in, such as storm surge, rising water, or overflowing canals) is excluded from standard policies. It's covered separately through the National Flood Insurance Program or private flood carriers. Resources & Links Part 1: Condo Master Policy vs. HO6 Insurance Explained Podcast: https://selling-st-pete-with-nicole-saunches.captivate.fm/episode/condo-master-policy-vs-ho6-insurance-florida/ Blog: https://www.sellingstpetefl.com/posts/condo-master-policy-vs-ho6-insurance-where-your-coverage-gap-really-is This episode's blog post: https://www.sellingstpetefl.com/posts/how-your-florida-hurricane-deductible-really-works-and-why-flood-is-a-separate-policy Condo Series hub: https://www.sellingstpetefl.com/posts/buying-a-florida-condo-in-2026-the-complete-guide-to-financing-legal-red-flags-insurance Hurricane Season hub: https://www.sellingstpetefl.com/posts/the-hurricane-season-guide-for-tampa-bay-buyers-sellers-insurance-flood-risk-mortgage-closings Connect with Jill Quinn — Florida All Risk Insurance Phone: 727-315-1003 Email: [email protected] Facebook: Jill Insures Florida Web: floridaallrisk.com Connect with Nicole Saunches — Selling St. Pete Phone: 719-201-5022 Email: [email protected] Blog: sellingstpetefl.com/posts This episode is for educational purposes only and isn't insurance or legal advice. Coverage depends on your specific policy. Talk with a licensed agent about your situation.