Last reviewed: October 2026.
If your home is insured with Citizens Property Insurance Corporation, Florida’s state-created insurer, and your policy includes wind coverage, Florida law requires flood coverage for remaining Citizens policies with wind coverage that are effective on or after January 1, 2027, whatever your flood zone. Homes with a dwelling replacement cost of $400,000 or more and homes in FEMA high-risk flood zones already have earlier dates (see the timeline below). Here’s what’s changing and how to plan ahead. This page is general information, so check the details for your own policy.
What is the requirement?
The requirement is in Florida law, §627.351(6)(aa), Florida Statutes. Citizens personal residential policyholders must carry flood insurance from a company other than Citizens. A separate law, §627.715, bars Citizens from selling flood insurance and sets the standards for private flood policies. Citizens’ own flood page cites §627.715. Both apply.
You can meet the requirement with a National Flood Insurance Program (NFIP) policy or a qualifying private flood policy.
When does it apply? (The timeline)
| Applies to policies effective on or after | Who it applies to |
|---|---|
| Apr. 1, 2023 (new policies issued) / Jul. 1, 2023 (renewals) | Homes in a FEMA Special Flood Hazard Area (high-risk zone) |
| Jan. 1, 2024 | Homes outside high-risk zones with a dwelling replacement cost of $600,000 or more |
| Jan. 1, 2025 | Dwelling replacement cost of $500,000 or more |
| Jan. 1, 2026 | Dwelling replacement cost of $400,000 or more |
| Jan. 1, 2027 | All remaining Citizens policies with wind coverage |
The law measures these thresholds by dwelling replacement cost. Citizens applies them using your policy’s Coverage A (dwelling) limit.
Could the 2027 step go away? Not at this point. In 2026, Senate Bill 1024 would have exempted some Zone X and elevated homes. It died in committee on March 13, 2026, so the January 1, 2027 step stands.
Who’s exempt?
Florida law says you do not need to add flood coverage for Citizens if your policy is one of these:
- Condo unit-owner policies (HO-6, HW-6, DP-1C, DP-3C)
- Policies that exclude wind (windstorm or hail)
Renters: As of October 2026, Citizens’ flood page says tenant contents policies are not required to buy flood insurance. That exemption comes from Citizens, not from the statute. If you have a Citizens renters policy, ask us how the requirement applies to you.
How much flood coverage is needed?
The requirement covers the dwelling (the structure) only, not your contents. A 2024 change to the law narrowed it to dwelling coverage.
Citizens says your flood dwelling coverage should be equal to or greater than your Citizens Coverage A (dwelling) limit. If your Coverage A is higher than the NFIP allows, Citizens accepts the NFIP maximum you’re eligible for: $250,000 under the NFIP regular program, or $35,000 in an emergency-program community. Private flood policies can offer higher limits.
Contents coverage isn’t required, but it’s worth considering.
What proof does Citizens ask for?
- A signed Form CIT FW01 (Policyholder Affirmation Regarding Flood Insurance), and
- One of these:
- your flood policy declarations page;
- a pending flood application with proof of payment; or
- for wind-only policies, a qualifying flood endorsement on your underlying multiperil policy.
Under the law, a home that doesn’t meet the requirement isn’t eligible for Citizens coverage, and Citizens may deny coverage.
Timing: plan ahead of the 30-day wait
NFIP flood policies generally have a 30-day waiting period before coverage begins, with a few exceptions, such as coverage bought in connection with a mortgage closing. For most remaining policies, the requirement applies when your Citizens policy renews or starts on or after January 1, 2027 (earlier for the homes in the timeline above), so flood coverage needs to be in place by that date. With the NFIP’s 30-day wait, that generally means buying it at least 30 days before your Citizens effective date. Private flood waiting periods vary by company. Check your Citizens renewal date now and work backward from it.
The NFIP’s current authorization from Congress runs through December 11, 2026. If it lapses, FEMA would stop selling and renewing NFIP policies until Congress acts, so check the status before you buy.
NFIP or private flood?
- NFIP: up to $250,000 building and $100,000 contents for a single-family home. Contents are paid at actual cash value. There’s no coverage for additional living expenses. 30-day wait, with limited exceptions.
- Private flood: limits, waiting periods and features vary by company and policy. Not every private policy meets Citizens’ standard. Florida law accepts private flood policies at least as broad as the NFIP (the “standard,” “preferred” or “customized” types in §627.715), and some limited “flexible” policies may not qualify.
Two cautions before switching from NFIP to private flood:
- If you already have an NFIP policy with a discounted rate, moving to private flood ends your NFIP continuous coverage, and you may pay full-risk rates if you return. Florida law requires your agent to give you a written notice to sign before that move.
- Citizens makes the final decision on whether your proof meets its requirement.
More: NFIP vs. private flood insurance.
FAQ
Do I have to buy flood insurance for Citizens if I’m not in a flood zone?
In most cases, yes. Florida law requires flood coverage for Citizens personal residential policies with wind coverage that are effective on or after January 1, 2027, whatever your flood zone. The date that counts is your own new policy or renewal effective date, not January 1 itself. Policies that exclude wind and condo unit owner policies are exempt (see Who’s exempt above).
My Citizens policy renews before January 1, 2027. Do I need flood at that renewal?
Only if an earlier step already applies to your home. Flood is already required if your home is in a FEMA high risk flood zone (Special Flood Hazard Area) or its dwelling replacement cost is $400,000 or more (Citizens uses your Coverage A limit). If neither applies, the requirement starts with your first new or renewal policy effective on or after January 1, 2027. For example, a policy renewing December 15, 2026 would need flood at its December 2027 renewal. A policy renewing March 10, 2027 would need flood in place by March 10, 2027, and with the usual NFIP waiting period of 30 days, that means buying it no later than February 8, and earlier is safer.
What happens if my required flood policy isn’t in force?
Under Florida law, a home that needs flood coverage and doesn’t have it isn’t eligible for Citizens coverage, and Citizens may deny coverage. Citizens’ updated personal lines forms, effective for new and renewal policies on or after December 1, 2026, add a flood condition: if Citizens verified your flood coverage when the policy was issued or renewed, and flood coverage at the level Florida law requires isn’t in force on the date of a wind loss, the policy may not cover wind related losses. If Citizens asks, you also need to sign and return a form authorizing the release of your flood policy documents within 14 days of receiving it, and not returning it may mean no coverage for a wind loss. These conditions don’t apply to Citizens’ HO-4 and HW-4 renters forms or its HO-6 and HW-6 condo unit owner forms.
Once I buy flood coverage, do I have to keep it?
Yes. The law requires you to secure and maintain flood insurance as a condition of Citizens coverage. For new and renewal policies on or after December 1, 2026, Citizens’ updated flood affirmation form (CIT FW01, December 2026 edition) asks you to acknowledge that you have flood insurance, that you’ll keep it for the full policy term, and that the requirement applies to each renewal term. Check that your flood policy renews on time each year, since a lapse could affect your Citizens coverage.
Do I have to buy flood coverage for my belongings?
No. The requirement is for the dwelling only. Contents coverage is optional.
I own a condo unit. Am I affected?
Citizens condo unit-owner policies are exempt.
Can I use private flood instead of the NFIP?
Yes, if the policy meets the legal standard: a private policy at least as broad as the NFIP. Some limited “flexible” policies may not qualify. We can review the policy type with you.
If I file a water damage claim with Citizens, do I have to show it wasn’t flood?
Under Florida law, yes. Since January 1, 2023, the law has said that a Citizens policyholder making a claim for water damage against Citizens has the burden of proving that the damage was not caused by flooding. The statute’s wording doesn’t limit this to policyholders who are required to carry flood coverage. This is general information, not advice on a specific claim. If you have questions about your own coverage, a licensed member of our team can help.
Talk with us
McGriff-Williams is an independent Gainesville agency, in business since 1983, and we help clients with flood insurance all year. We’ll walk through whether the requirement appears to apply to your policy, compare NFIP and private options with you, and help you gather your CIT FW01 and declarations page for Citizens. Call (352) 371-7977 or contact us.
Sources
- Fla. Stat. §627.351(6)(aa) and (kk) (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.351
- Fla. Stat. §627.715 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.715
- Fla. Stat. §627.7155 (2026): https://www.flsenate.gov/Laws/Statutes/2026/627.7155
- HB 1503 (2024) staff analysis: https://flsenate.gov/Session/Bill/2024/1503/Analyses/h1503a.COM.PDF
- Citizens, Flood Insurance Requirements: https://www.citizensfla.com/flood
- Citizens, Personal Lines: 2026 Form Changes (Oct. 1, 2026): https://www.citizensfla.com/-/20261001-2026-form-changes-1
- Citizens FAQ (updated 3/16/2026): https://securesupport.citizensfla.com/app/answers/detail/a_id/4543/kw/exemption
- Florida Senate, SB 1024 (2026): https://www.flsenate.gov/Session/Bill/2026/1024
- FEMA FloodSmart, buy a policy: https://www.floodsmart.gov/get-insured/buy-a-policy
- FEMA, NFIP congressional reauthorization: https://www.fema.gov/flood-insurance/rules-legislation/congressional-reauthorization
- Florida DFS, flood insurance: https://myfloridacfo.com/division/ica/fullcoverage/flood
General information, not legal or coverage advice. Coverage depends on the policy issued, its terms and underwriting. Requirements current as of October 2026; confirm with your agent, insurer or Citizens. McGriff-Williams Insurance is an independent insurance agency licensed in Florida. We are not affiliated with FEMA, the NFIP or Citizens Property Insurance Corporation. Citizens makes the final determination on its requirements.
