By Jessica Schwartz, REALTOR® & Loan Originator · October 20, 2026
In Florida, insurance can change your monthly payment as much as the interest rate. The good news: most surprises are avoidable if you ask the right questions before you’re under contract.
1. How old is the roof, and what is it made of?
Roof age is often the single biggest factor. Many insurers limit coverage or raise premiums on older roofs, and some won’t write a policy at all past a certain age. Ask for the roof permit date, not just the seller’s estimate. Tile and metal roofs generally last longer than shingle.
2. Is there a recent wind-mitigation report?
A wind-mitigation inspection documents features that help a home stand up to hurricanes: how the roof is attached, roof-to-wall connections, the roof shape, and impact-rated windows and doors or shutters. These features can earn meaningful discounts. If the seller has a recent report, ask for it. If not, it’s an inexpensive inspection to add.
3. Will the home need a four-point inspection?
For older homes, insurers often require a four-point inspection covering the roof, electrical, plumbing and heating and air conditioning. Certain older electrical panels, plumbing materials or aging water heaters can make a home harder to insure until they’re updated.
4. What flood zone is it in?
Flood zones are set parcel by parcel, so two homes on the same street can be different. Lenders require flood insurance in high-risk zones (zones starting with A or V). Check the FEMA flood map for the address and ask whether there’s an elevation certificate, which can lower the cost of flood coverage.
5. Should I carry flood insurance even if it isn’t required?
Often, yes. Standard homeowners policies don’t cover flooding, and heavy rain can cause flooding outside high-risk zones. Policies in lower-risk zones can be relatively affordable, so get a quote and decide with the number in front of you.
6. Is the home on the water?
Waterfront and near-water homes deserve extra attention to elevation, flood coverage and seawall condition. See my guide to waterfront homes in Port St. Lucie for more on water access and due diligence.
7. If it’s a condo, what does the master policy cover?
The condo association insures the building, and you insure the interior and your belongings. Ask what the master policy covers, its deductible, and whether the building has completed its required milestone inspection and reserve study, which can affect assessments.
8. What’s the hurricane deductible?
Florida policies usually have a separate hurricane deductible, often a percentage of the dwelling coverage rather than a flat dollar amount. A 2% hurricane deductible on a $400,000 home is $8,000, so know the number and plan for it.
9. When do I need the policy in place?
Your lender will require proof of insurance before closing. Start quotes as soon as you’re under contract, or even before you write an offer on a home you’re serious about, so there’s time to shop and to address anything an insurer flags.
A note on saving money
Upgrades like a new roof, impact windows or hurricane shutters can lower premiums over time. Florida also has a state program, My Safe Florida Home, that has offered free wind-mitigation inspections and matching grants for eligible homeowners; check its current status if you’re planning upgrades.
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General information, not legal, tax, insurance or financial advice. Not a commitment to lend; all loans subject to credit approval and underwriting. Jessica Schwartz, REALTOR® & Broker Associate, RE/MAX Gold. Each RE/MAX office is independently owned and operated. Loan Originator NMLS #2704014, RMI Brokers, Inc. dba One Brokerage, NMLS #2142653. Equal Housing Opportunity.