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Not in a Flood Zone? What Florida Homeowners Should Know About Flood Insurance

Posted on by McGriff Williams in Blog |

“Am I in a flood zone?” is often the first question Florida homeowners ask about flood insurance. It’s a good question, but the answer doesn’t tell the whole story. Here’s a plain-English look at what flood zones mean, what a typical homeowners policy leaves out, and why timing matters if you decide to buy coverage.

What a “flood zone” actually means

FEMA’s flood maps divide areas into zones. High-risk areas, called Special Flood Hazard Areas, usually show up as zones beginning with “A” or “V.” Lenders generally require flood insurance on mortgaged homes in those areas. Moderate- and low-risk areas often show up as Zone X.

You can look up your home’s zone on the FEMA Flood Map Service Center. Keep in mind that a map lookup is not an official determination, and maps change over time as areas are restudied.

The key point: “low risk” doesn’t mean “no risk.” Zone X describes a lower likelihood of flooding, not an absence of it.

Flooding happens outside high-risk zones too

Florida’s Department of Financial Services puts it simply: storm surge, heavy rainfall and low, flat terrain make Florida vulnerable to flooding, and flooding “doesn’t just affect those who live near a body of water.” DFS notes that approximately 25% of flood claims happen in low-risk areas (Florida DFS, Insurance Consumer Advocate).

Inland Florida isn’t immune either. Heavy rain can overwhelm drainage, raise lakes and creeks, and pool water in low spots far from the coast.

Your homeowners policy probably doesn’t cover flood

FEMA’s FloodSmart site says that most homeowners and renters insurance does not cover flood damage (FloodSmart: Buy a Policy). Flood coverage is usually a separate policy. Some private home insurers offer it as an endorsement, an add-on to the home policy, so it’s worth checking your declarations page or asking your agent what you have today.

Florida law doesn’t require most homeowners to carry flood insurance. The exceptions are mainly lender requirements and Citizens Property Insurance, which is phasing in a flood requirement for its policyholders. For everyone else, it’s a personal decision about how much risk you’re comfortable carrying.

What NFIP flood insurance covers (and doesn’t)

The National Flood Insurance Program (NFIP), run by FEMA, is the federal flood insurance program. According to FloodSmart:

  • Building coverage goes up to $250,000 for a home. It includes the structure plus items like electrical and plumbing systems, furnaces, water heaters and built-in appliances.
  • Contents coverage goes up to $100,000 for belongings such as furniture, clothing and electronics. Renters can buy contents coverage too.
  • Building and contents coverage are typically bought separately and have separate deductibles.
  • NFIP policies don’t cover temporary housing or additional living expenses while your home is repaired, and they exclude items like vehicles, landscaping, decks, fences and pools (FloodSmart: Buy a Policy; FloodSmart policy terms).

Update (October 2026): FEMA now lets you get a quote and buy an NFIP policy online at FloodSmart.gov in participating NFIP communities (launched October 20, 2026), or buy through an insurance agent (FEMA press release, Oct. 20, 2026).

Private flood policies are also available in Florida. Their limits, waiting periods and features vary by company and policy, so compare the actual policy wording.

The 30-day waiting period: why timing matters

This is a timing detail worth knowing. NFIP coverage generally goes into effect 30 days after you buy it. FloodSmart lists a few exceptions, including no wait when the purchase is tied to making, increasing, extending or renewing a mortgage, and a one-day wait in certain newly mapped high-risk areas (FloodSmart: Buy a Policy).

In practice, you usually can’t buy NFIP coverage once flooding is in the forecast and expect it to apply to that event. Flooding can happen at any time of year in Florida, so if you’re considering flood insurance, it’s generally easier to look at it well before you think you’ll need it.

How NFIP premiums are figured

FloodSmart says three things drive an NFIP rate: where your property is built, how it’s built, and what it would cost to rebuild it. NFIP rates don’t vary by insurance company or agent; every company that sells NFIP policies uses the same pricing (FloodSmart: Buy a Policy). An Elevation Certificate, which documents your building’s elevation, is optional for NFIP coverage. FEMA’s rating can take one into account. Any effect on price depends on your property and documentation.

Questions to ask yourself

  • Where does water go on my street and lot during a heavy rain?
  • Could I afford to repair my floors, walls, systems and belongings out of pocket after a flood?
  • Does my current home policy include any flood coverage, or none?

Talk with us

McGriff-Williams Insurance is an independent agency in Gainesville, in business since 1983, and we write flood insurance every day. If you’d like to talk through your flood zone, what your current policy covers, or how NFIP and private flood options compare, call us at (352) 371-7977. We serve clients throughout Florida by phone, email and video.

General information, not legal or coverage advice. Coverage depends on the policy issued, its terms and underwriting. Information current as of October 2026; confirm details with your agent or insurer. McGriff-Williams Insurance is an independent insurance agency licensed in Florida and is not affiliated with FEMA or the National Flood Insurance Program.

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Is Your Water Damage Coverage Only $10,000? What Owners of Older Florida Homes Should Know

Posted on by McGriff Williams in Blog, Home Insurance |

Gainesville has plenty of mid-century and 1970s and ’80s homes. If you own one, check how your policy handles water damage. Many Florida insurers now cap water damage on older homes, often at $10,000.

Why Older Homes Often Have Water Caps

Most water claims start inside the house: a failed supply line, water heater, or pipe in the wall. Plumbing wears out with age, so insurers look closely at it.

Depending on the company, homes around 40 years old and older are often written with a limited water damage endorsement. It pays for sudden leaks only up to a set amount, commonly $10,000, sometimes including tear-out to reach the leak. The age cutoff and how strict it is vary by company.

On many older homes, buying a higher limit isn’t always an option. If the original plumbing is still in place, some companies will only offer the capped coverage, whatever you’re willing to pay.

Plumbing Updates That Usually Matter

Updates can open up more choices. Insurers generally look at:

  • A full re-pipe. Replacing older supply lines, especially galvanized or polybutylene pipe, is often the biggest single factor.
  • A newer water heater. Age and location both get looked at.
  • Updated supply lines to sinks, toilets, and appliances.

Results aren’t guaranteed. Some companies may remove the cap or offer higher limits after major plumbing work, and others may not. Documenting the work gives you the best chance.

Keep Your Paperwork

Insurers usually want proof. Keep:

  • A 4-point inspection. Many older Florida homes need one. It reviews the roof, electrical, plumbing, and HVAC.
  • Plumber invoices showing what was replaced and when.
  • Permits, where the work required one.

Updated your plumbing but still see a $10,000 limit? It may be worth a fresh review.

Newer Homes: Usually No Water Limit, Unless You Choose One

On newer homes, there’s typically no separate water damage limit. Covered water damage is insured up to your full dwelling limit (Coverage A). A cap usually only shows up if you choose one. Some companies offer a lower water limit, such as $10,000, in exchange for a premium credit. That can be a reasonable way to save, but understand the trade-off first. One bad leak can cost more than years of savings.

The 14-Day Hidden Leak Rule

Many Florida policies also exclude damage from water that leaked or seeped over a long period, often 14 days or more. A slow leak behind a wall is treated as maintenance, not a sudden accident. Wording varies. Check under sinks and around the water heater now and then.

Florida law gives you one year from the date of loss to give your insurer notice of a new claim (s. 627.70132, F.S.). Still, report water damage promptly.

Preventing Water Damage With a Leak Detection Device

A leak detection device can stop a small problem from becoming a big claim. There are two main types:

  1. Alarm or sensor-only units. Small sensors near the water heater, washer, or sinks sound an alarm or send an alert to your phone when they detect water. Someone still has to act.
  2. Automatic whole-home shut-off valves. Installed on your main water line, these shut off the water when they detect a leak or unusual flow.

A shut-off valve is the stronger protection, because it stops the water even when nobody’s home. That matters when you’re traveling or own a second home. Systems range from simple DIY sensors to professionally installed valves.

Some companies offer premium credits for these devices, sometimes with a larger credit for automatic shut-off. Requirements, such as professional installation, vary. On an older home, a shut-off valve can help show lower risk. It won’t necessarily remove a water cap.

Water Damage, Water Backup, and Flood Are Different

  1. Water damage means sudden leaks from plumbing, appliances, or AC. This is what may be capped on older homes, or by choice on newer ones.
  2. Water backup and sump overflow means water coming up through drains or sewer lines. It’s usually excluded unless you add an endorsement, often with a $5,000 default limit.
  3. Flood means rising surface water. It needs a separate NFIP or private flood policy. Florida law requires a flood warning on declarations pages for policies that exclude it (s. 627.7011, F.S.), and Citizens is phasing in a flood requirement (Florida CFO).

How to Check Your Declarations Page

On the summary page at the front of your policy, look for:

  • An endorsement with “limited water,” “water damage,” or “tear-out” in the title, and its dollar amount
  • A “water backup” or “sump overflow” line and its limit
  • Your all other perils (AOP) deductible, which usually applies to water claims

The Florida Department of Financial Services’ Homeowners’ Insurance Toolkit includes a sample declarations page.

Frequently Asked Questions

Can I just pay more to raise my water limit?
It depends on the company and your home’s plumbing. On many older homes with original plumbing, higher limits may not be available until major updates are made.

Does my homeowners policy cover flooding?
No. Flood needs a separate policy, and water backup usually needs its own endorsement.

Can a leak detection device lower my premium?
Some companies offer credits, especially for automatic shut-off valves. Ask when you review your policy.

Let’s Look at Your Policy Together

At McGriff-Williams Insurance, we’ve helped Gainesville-area families with their coverage since 1983. As an independent agency, we can compare your current policy side by side with options from multiple carriers. Each company handles older homes and plumbing updates in its own way, so the options can differ more than you’d expect.

Call us at (352) 371-7977 or stop by 3501 W University Ave, Gainesville. Bring your declarations page, plumbing invoices or inspection reports, and details on any leak detection device, and we’ll go through them with you.

Sources

This article is general information, not a statement of coverage. Your policy’s terms, conditions, and endorsements control. Coverage options vary by company and are subject to underwriting.

Builders Risk Insurance: What It Covers and What It Doesn’t

Posted on by McGriff Williams in Blog |

Construction blueprints and rolled plans on a job site

Builders risk is one of the most misunderstood policies in the construction process. Many homeowners assume it’s a comprehensive policy that covers everything during a build. It isn’t. Builders risk is property insurance only, which does not include any liability. Knowing that distinction before you break ground could save you from serious financial challenges.

What exactly does Builders Risk cover?

Builders risk — also called course of construction insurance — protects the physical structure, materials on-site, and in some cases materials in transit, from the start of construction through completion or certificate of occupancy. Common covered perils include:

  • Fire, lightning, wind, and hail
  • Theft of building materials and vandalism
  • Explosion and sudden water damage
  • Soft costs (architect fees, loan interest, permit costs) when specifically added

Policies are typically written for 3, 6, 12 or 18-month terms. Premiums in Florida are generally fully earned at inception, no refund if the project finishes early. Extensions are available if the build runs long, but must be requested before the policy expires.

What does Builders Risk NOT cover?

  • Liability: No coverage for bodily injury or property damage claims against you as the property owner.
  • Faulty workmanship or defective materials: Damage from poor construction practices or substandard materials is excluded.
  • Worker theft: Theft by employees or workers on the job is generally not covered.
  • Flood: Requires a separate policy and is not automatically included.

An alternative option: Homeowners policy with under-construction endorsement

Some homeowners skip the standalone builders risk policy and instead purchase a homeowners policy with an under-construction endorsement. This extends property coverage to the structure during construction and — most importantly — can include the liability section of the homeowners policy. That makes it a potentially stronger option for homeowners who own the lot in their name. Confirm with your agent that liability is active and review coverage limits carefully.

Listen Up: If the land is in your name, you have a liability exposure!

Most homebuilders own the lot. That means you have a personal liability exposure that exists whether you have a builders risk policy or not. Consider this:

  • A delivery driver trips over construction debris on your lot.
  • A retaining wall fails during a rain event and damages a neighboring property.
  • Someone trespasses onto the site after hours and is injured.

In each case, a builders risk policy does nothing. You need a liability policy in place. Options include what we discussed above: a homeowners policy with an under-construction endorsement (which can include liability), a standalone vacant land or dwelling under construction liability endorsement, or confirming that a personal umbrella policy has qualifying underlying coverage. Your general contractor’s liability policy protects them — not you.

Talk to your agent before you break ground!

Whether you are the homeowner, builder, or real estate professional – make sure every phase of your project is properly covered. You could need a standalone builders risk policy, a homeowners under-construction endorsement, or guidance on closing a liability gap… either way, we can walk you through your options.

Can I Change My Coverage at Any Time?

Posted on by McGriff Williams in Blog |

Insurance needs can change over time, and understanding your policy’s flexibility is essential. One of the most common questions we hear from clients is, “Can I change my coverage at any time?” Whether you need to adjust your coverage levels, switch providers, or adapt your policy to fit new circumstances, we’re here to help. In this guide, we’ll walk you through the key considerations, options, and steps to ensure any changes to your coverage are seamless and work in your favor.

Understanding Insurance Policies

Before we delve into how to change your coverage, it’s crucial to understand how insurance policies work. An insurance policy is a contract between you and your insurer that outlines the coverage provided, the terms and conditions, and the premiums you are required to pay. Insurance policies can vary significantly based on the type of coverage (e.g., auto, home, health), the provider, and the specific terms you agree to when purchasing your policy.

Key Components of an Insurance Policy

  1. Coverage Limits: This refers to the maximum amount your insurer will pay for a covered loss. Each type of coverage has its own limits.
  2. Deductibles: The deductible is the amount you must pay out-of-pocket before your insurance kicks in. Higher deductibles usually mean lower premiums, but they can also increase your financial risk.
  3. Premiums: This is the amount you pay for your insurance coverage, typically on a monthly or annual basis. Your premium can fluctuate based on factors like claims history, coverage changes, and market conditions.
  4. Exclusions: These are specific situations or conditions that are not covered by your policy. Understanding exclusions is vital for making informed decisions about your coverage.

When Can You Change Your Coverage?

Mid-Term Adjustments

Most insurance policies allow for mid-term adjustments, meaning you can change your coverage levels or types at any point during the policy term. This flexibility can be beneficial for several reasons:

  • Life Changes: Major life events, such as marriage, having a child, or purchasing a new home, may necessitate changes in your coverage.
  • Financial Adjustments: If your financial situation changes—whether you experience a windfall or face financial hardship—you may want to increase or decrease your coverage.
  • Policy Review: Regularly reviewing your policy can reveal gaps in coverage or opportunities for savings. If you find that your current coverage no longer meets your needs, you can adjust it accordingly.

Renewal Period

When your insurance policy is nearing its renewal date, it’s an excellent opportunity to reassess your coverage. During the renewal process, you can:

  • Adjust Coverage Levels: You can modify your coverage limits based on your current needs.
  • Switch Providers: If you find a better rate or coverage option with another provider, you can switch at renewal time.
  • Add or Remove Coverage: You can opt to add additional coverage options or remove unnecessary ones.

How to Change Your Coverage

If you decide that you want to change your coverage, follow these steps to ensure a smooth process:

  1. Review Your Current Policy

Before making any changes, take the time to review your current policy. Understand what coverage you currently have, including limits, deductibles, and exclusions. Identify areas where you may need additional coverage or where you might be over-insured.

  1. Assess Your Needs

Consider your current situation and how it may have changed since you first purchased your policy. Ask yourself the following questions:

  • Have there been any major life events that require a change in coverage?
  • Are you comfortable with your current deductibles and premiums?
  • Do you have enough coverage to protect your assets adequately?
  1. Contact Your Insurance Agent

Your insurance agent is a valuable resource when it comes to making changes to your coverage. They can provide you with insights into your current policy and help you navigate the options available to you. When speaking with your agent, be clear about your needs and any specific changes you want to make.

  1. Submit Your Changes

Once you’ve decided on the adjustments you want to make, submit your changes to your insurance provider. This can often be done over the phone or through your insurer’s online platform. Ensure you receive confirmation of the changes made to your policy.

  1. Review the New Terms

After your changes have been made, carefully review the new policy terms. Check that the adjustments align with your expectations and that you understand any new exclusions or changes in premiums. This is also the time to ask your agent any lingering questions you may have.

Potential Limitations and Considerations

While you generally have the flexibility to change your coverage, there are some limitations and considerations to keep in mind:

  1. Timing Matters

Although you can change your coverage at any time, certain changes may be more effective at specific times. For example, if you’re looking to switch providers, doing so at renewal time may be easier and more beneficial than switching mid-term.

  1. Penalties and Fees

In some cases, changing your coverage may incur penalties or fees, especially if you are canceling a policy before its term ends. Always inquire about any potential costs associated with making changes to your policy.

  1. Underwriting Process

If you switch providers or increase your coverage significantly, your new insurer may require a new underwriting process. This could involve a review of your claims history, credit score, and other factors that may affect your premiums.

  1. State Regulations

Insurance regulations vary by state, impacting what changes you can make and when. Familiarize yourself with your state’s regulations to ensure compliance.

Common Reasons for Changing Coverage

Understanding the common reasons for changing coverage can help you assess your own situation. Here are some of the most common scenarios that prompt clients to adjust their policies:

Life Events

Major life changes often necessitate a review of your insurance coverage. This includes:

  • Marriage or Divorce: These events can impact your coverage needs, especially regarding auto and home insurance.
  • Having a Child: New parents may want to increase their life insurance coverage or add their child to their health insurance plan.
  • Purchasing a Home: Homeownership brings new responsibilities and potential liabilities, making it essential to review your homeowner’s insurance.

Financial Changes

Your financial situation can significantly impact your insurance needs:

  • Job Changes: A change in employment may affect your income and, subsequently, your ability to pay premiums.
  • Debt Management: If you’ve taken on more debt or paid off significant loans, you may need to adjust your coverage to reflect your current financial situation.

Changes in Assets

If you acquire new valuable assets or dispose of old ones, it’s wise to review your coverage. For instance, purchasing a new car or valuable collectibles may require additional insurance.

Market Conditions

Insurance premiums can fluctuate based on market conditions. If you find that your current provider’s rates rise significantly, it may be time to shop around and consider alternatives.

Benefits of Changing Your Coverage

Adjusting your insurance coverage can provide several benefits, including:

  1. Better Protection

By reviewing and changing your coverage, you can ensure that you have adequate protection for your current assets and liabilities. This can provide peace of mind knowing that you are safeguarded against unexpected events.

  1. Cost Savings

Changing your coverage can lead to cost savings, whether through lower premiums or more efficient policies. Shopping around for better rates can help you save money while maintaining or improving your coverage.

  1. Tailored Coverage

As your life changes, so do your insurance needs. Adjusting your coverage allows you to tailor your policy to better fit your current situation, ensuring that you have the right protection in place.

Insurance needs can change over time. Whether you’re looking to increase coverage, switch providers, or adjust your policy due to life changes, we’re here to help. We provide guidance to ensure you have the right protection in place, no matter your situation. Regularly reviewing your policy and consulting with a licensed agent can help you navigate the complexities of insurance with confidence.

By staying informed about your insurance options, you can make proactive decisions that protect your assets and meet your evolving needs. Remember, insurance is not a one-size-fits-all solution; it’s essential to tailor it to your unique situation for optimal protection. Contact us to discuss your options and ensure your coverage aligns with your current needs.

How will the new heat protection protocols in Florida impact your business?

Posted on by McGriff Williams in Blog |

Just in time for a hot summer that’s quickly approaching, Governor DeSantis signed into law the Employment Regulations Bill 433. Part of this bill prohibits local governments, at the city and county levels, from having their own heat protection guidelines – in an effort for everyone in the state to abide by the same rules.

There has been controversy over this bill, since it’s widely supported by business groups across the state but also strongly opposed by worker advocacy groups. It became an issue in need of change and clarity after a situation with the Miami-Dade County Commission. They considered an ordinance that would require construction and agricultural firms to ensure access to water and 10-minute shade breaks every two hours if the heat index was over 95 degrees.

The basis of this bill is to keep guidelines consistent across the state but also because it is believed that OSHA (Occupational Safety and Health Administration) has developed the best practices to follow over the years.

Since 2010, heat related deaths have risen 95% so the effort to streamline these protocols maintains the same goal… to prevent heat related illness at all costs and keep all workers and Florida residents safe.

If you’re a business owner or administrator and don’t currently have heat illness prevention as part of your safety plan, it is recommended and more information can be found here.