Question 1

What is a commercial public adjuster?

Accepted Answer

A commercial public adjuster is a licensed professional who represents property owners, not the insurance company, during the claims process. When you file a claim, your insurer sends their own adjuster whose job is to minimize the payout. A public adjuster levels the playing field by independently documenting your loss, interpreting your policy, and negotiating directly with the carrier on your behalf.  In Florida, public adjusters are licensed under Chapter 626, Florida Statutes. Coyne Commercial Group, Florida public adjusting firm license #G350978. James Coyne, primary adjuster, license #W482618. CCG works exclusively with commercial properties.

Question 2

What is the difference between a public adjuster and an insurance company adjuster?

Accepted Answer

The insurance company adjuster works for the carrier. Their goal, intentionally or structurally, is to settle your claim for as little as possible. A public adjuster works exclusively for you, the policyholder. You pay the public adjuster a percentage of the final settlement, which means their interests are fully aligned with yours: the higher your recovery, the more they earn.  CCG charges no upfront fee. We work on contingency. If we don't recover more for you, you pay nothing.

Question 3

Does hiring a public adjuster actually result in a higher payout?

Accepted Answer

A public adjuster represents you, the policyholder, not the carrier. Their entire focus is documenting the full scope of your loss and interpreting your policy in your favor, which is work the carrier's own adjuster has no incentive to do.  For commercial properties specifically, the complexity of business interruption, code upgrades, equipment coverage, and loss documentation makes professional representation even more valuable.

Question 4

How does CCG get paid?

Accepted Answer

We work on a contingency basis. Our fee is a percentage of what we recover for you, agreed in writing in your Public Adjuster Contract before we begin. No recovery, no fee.

Question 5

What types of commercial properties does CCG work with?

Accepted Answer

CCG works exclusively with commercial and multifamily properties in Florida. This includes:  - Homeowners associations (HOAs) and condo associations - Multifamily apartment complexes - Strip malls and retail centers - Office buildings - Industrial and warehouse properties - Mixed-use developments - Hotels and hospitality  We do not handle residential single-family claims. Our exclusive focus on commercial properties means deeper expertise in complex commercial policies.

Question 6

What is the difference between a commercial public adjuster and a residential public adjuster?

Accepted Answer

On paper, both hold a public adjuster license. In practice, they operate in entirely different worlds.  A residential public adjuster typically handles high volumes of single-family home claims: mostly wind and water, relatively standardized policies, and settlements in the $20,000–$80,000 range. Volume is how they survive. That model breeds a fee-chasing mentality: move fast, settle quickly, collect the check, and move on to the next job.  A commercial public adjuster works with policies that are orders of magnitude more complex: master policies, business interruption, loss of rents, code upgrade requirements, agreed value vs. replacement cost provisions, subrogation issues, and multi-party coverage disputes. A single commercial claim can take 12–18 months and settle for $500,000 or more. That demands a completely different operating posture.  CCG works exclusively with commercial properties. That focus is intentional, not a limitation, a discipline. When you work only in the commercial space, you develop the policy literacy, the carrier relationships, the documentation standards, and the negotiation experience that complex claims require. You have the bandwidth to go deep on every engagement rather than processing volume.  The result isn't just a higher settlement check. It's a structured, defensible claim with documentation that closes off the carrier's escape routes before they try to use them. That's not fee-chasing. That's building a position.

Question 7

When should I call a public adjuster, before or after filing my claim?

Accepted Answer

Ideally, before. The earlier you bring in a public adjuster, the better your position. The first 72 hours after a loss are critical for documentation. Carriers often send adjusters quickly, and anything not documented can be excluded from the settlement.  That said, it is never too late to bring in CCG. We frequently take over claims that have stalled, been underpaid, or where the carrier is unresponsive. We can also help you reopen claims within the statute of limitations.

Question 8

What types of losses does CCG handle?

Accepted Answer

CCG handles all commercial property losses in Florida, including:  - Hurricane and tropical storm damage - Wind damage and roof losses - Water intrusion and plumbing failures - Fire and smoke damage - Hail damage - Vandalism and civil unrest - Business interruption and loss of rents - Flood (separate NFIP claims)  We specialize in complex, high-value commercial losses where carrier pushback is most common.

Question 9

How long does a commercial insurance claim take?

Accepted Answer

Florida law requires carriers to acknowledge a claim within 14 days and pay or deny within 90 days of proof of loss. In practice, complex commercial claims often take 6–18 months, especially when disputes arise over scope or valuation.  With CCG managing your claim, we keep the carrier on a documented timeline, push for compliance with statutory deadlines, and escalate to appraisal or litigation referral when carriers act in bad faith.

Question 10

What is a Letter of Representation (LOR) and why does it matter?

Accepted Answer

A Letter of Representation is the formal document that authorizes CCG to act on your behalf with the insurance carrier. Once your LOR is on file, the carrier must communicate through us, not directly pressure you into a lowball settlement.  Filing an LOR early protects you from common carrier tactics: recorded statements designed to limit coverage, premature settlement offers, and rushed inspections before damage is fully documented.

Question 11

My carrier already made an offer. Is it too late to hire a public adjuster?

Accepted Answer

No. A carrier's initial offer is almost never their final offer, and it is almost never their best offer. If you have received an offer and believe it undervalues your loss, CCG can review your claim at no charge.  We can formally dispute the settlement, request a re-inspection, invoke the appraisal process, or, in cases of bad faith, refer your case to a property insurance attorney. Florida law protects policyholders aggressively, and we know how to use it.

Question 12

What is the appraisal process in Florida property insurance?

Accepted Answer

Most Florida commercial policies include an appraisal clause, a binding dispute resolution mechanism for disagreements over the amount of loss (not coverage disputes). If you and your carrier cannot agree on the value of the damage, either party can invoke appraisal.  Both parties appoint their own independent appraiser. The two appraisers select an umpire. The umpire's decision is binding. CCG manages the entire appraisal process and works with experienced appraisers to ensure your position is fully documented and argued.

Question 13

Does a condo association or HOA need a public adjuster?

Accepted Answer

Absolutely. HOA and condo association claims are among the most complex in commercial insurance. Common issues include:  - Unit owner vs. association policy boundaries - Assessment coverage limits and deductible structures - Master policy vs. HO-6 policy coordination - Business interruption and loss of assessments - Code upgrade requirements after hurricane damage  CCG has specific expertise in Florida condominium law (Chapter 718) and HOA statutes (Chapter 720) and how they interact with commercial insurance obligations.

Question 14

Who should a board member call after a storm damages the community?

Accepted Answer

It helps to talk to a public adjuster before you accept the carrier's offer. The first call to your carrier starts the carrier's documentation process, often before yours is complete.  CCG can document the damage, review your policy for coverage triggers, advise on emergency mitigation, and help you file your claim with your full position already built. Documenting before you settle generally produces a better outcome than settling first and documenting second.

Question 15

What is a Master Policy in the context of Florida condo associations?

Accepted Answer

A Master Policy is the commercial insurance policy carried by the association (not individual unit owners) that covers common areas, the building structure, and, depending on whether it's "bare walls" or "all-in," potentially interior fixtures and improvements.  Under Florida law (§718.111), associations are required to maintain specific minimum coverages. CCG reviews your master policy annually to identify coverage gaps before a loss occurs.

Question 16

What is the difference between "bare walls" and "all-in" condo association coverage?

Accepted Answer

These terms define how far the association's Master Policy extends into individual units, and getting it wrong creates dangerous coverage gaps.  "Bare walls" (also called "studs-out") means the Master Policy covers only the building structure: the foundation, framing, exterior walls, roof, and common areas. Everything inside the unit's walls (flooring, cabinets, fixtures, drywall finish) is the unit owner's responsibility under their HO-6 policy.  "All-in" (also called "single entity") means the Master Policy covers original builder-grade fixtures and finishes inside units. Unit owners are still responsible for upgrades and betterments above the builder standard.  Many boards don't know which type they carry, or they've never reconciled their Master Policy language with what they're actually telling unit owners to insure. CCG reviews this during a policy review and flags the gap before a loss exposes it.

Question 17

What is a Special Assessment and can it be insured?

Accepted Answer

A Special Assessment is a charge levied against all unit owners when the association faces unexpected costs, including costs from a loss that the insurance settlement doesn't fully cover. If your carrier underpays a $400,000 roof claim and the shortfall is $120,000, that typically becomes a special assessment spread across every owner.  Many Master Policies include Loss Assessment Coverage that can offset this, but only if the policy is structured correctly and the documentation supports it. CCG specifically reviews assessment coverage during our policy analysis and fights to maximize the settlement so special assessments are never needed.

Question 18

The carrier's adjuster says the damage is "maintenance-related" and not covered. What do we do?

Accepted Answer

This is the carrier's most common defense on condo and HOA claims, and it's frequently wrong.  Carriers often characterize storm damage as long-term maintenance neglect to deny or limit coverage. The counterargument requires two things: independent documentation of the property's pre-loss condition, and a qualified expert who can distinguish storm damage from wear. CCG builds this case systematically, working with engineers and forensic consultants to establish the causal timeline and dismantle the maintenance-exclusion argument.  Do not accept a maintenance exclusion without a second opinion. Call CCG first.

Question 19

What happens if unit owners pressure the board to file a claim or accept a settlement quickly?

Accepted Answer

This pressure is understandable. Residents want their buildings repaired and their lives back to normal. But rushing a claim is one of the most expensive decisions a board can make.  A settlement accepted before the full scope of damage is documented is final. There is no going back to add the damage you missed. CCG works on the board's timeline, not the carrier's, and makes sure every line item is accounted for before a single dollar is accepted. A thorough 90-day process almost always outperforms a rushed 30-day one, and the board's fiduciary duty requires getting it right, not getting it fast.

Question 20

Can the board hire a public adjuster without a full board vote?

Accepted Answer

Generally yes. Florida law (§718.111 for condos, §720.303 for HOAs) grants the board authority to engage professionals necessary to manage the association's affairs, which includes retaining a public adjuster after a covered loss. A formal vote is not typically required, though your governing documents may specify otherwise.  That said, CCG recommends transparent communication with the full membership. We'll provide documentation, attend board meetings, and explain our role to owners who have questions. Transparency here eliminates conflict later.

Question 21

What is the statute of limitations for filing an insurance claim in Florida?

Accepted Answer

For property insurance claims in Florida, the statute of limitations is generally five years from the date of loss for breach of contract claims. However, many policies contain their own internal deadlines for reporting losses (often 60 or 90 days) that are shorter than the statutory limit.  Missing an internal reporting deadline can give the carrier grounds to deny coverage, even if the statutory period hasn't expired. If you've experienced a loss and are unsure whether it's too late, contact CCG for a free claim review. We'll tell you exactly where you stand.

Question 22

How does a hurricane deductible work for a condo association?

Accepted Answer

Hurricane deductibles in Florida are typically calculated as a percentage of insured value, not a flat dollar amount. A 5% hurricane deductible on a $4,000,000 building means the association absorbs the first $200,000 out of pocket before the carrier pays anything.  This is one of the most misunderstood aspects of HOA and condo insurance, and one of the most common sources of financial shock after a storm. The deductible is your first exposure. Everything above it is the carrier's obligation, but only for damage they agree to count. CCG makes sure they count everything.

Question 23

Should the association use the insurance company's preferred contractor?

Accepted Answer

No, and this is important. The carrier's preferred contractor is chosen partly for cost efficiency, which is not the same as thorough, code-compliant restoration of your community.  Carriers sometimes steer claimants toward preferred contractors as a way to control costs. You have the right to hire any licensed contractor. CCG works alongside your contractor of choice and ensures the scope of repairs is fully funded before work begins, not after. Starting repairs before settlement is finalized can also lock in a number that's too low to complete the job correctly.

Question 24

How does CCG work with property management companies?

Accepted Answer

CCG treats property managers as long-term partners, not one-time clients. We provide:  - Claims representation for any property in the portfolio - Direct support when you're presenting to boards (we'll join calls) - A reciprocal referral relationship: you introduce owners and boards who need a public adjuster, and we serve them well and keep you informed  We work with property managers across Central and South Florida and are always looking for management companies who want to deliver a higher standard of risk protection to their clients.

Question 25

What is the Referral Partner program?

Accepted Answer

CCG partners with attorneys, CPAs, insurance agents, contractors, commercial realtors, and other professionals who refer commercial property owners and boards who need a public adjuster. It is a professional, reciprocal relationship: you send us people who need help, we serve them well, and we keep you informed throughout.  Referral partners are provided with CCG materials, talking points, and direct access to James for client-facing conversations.  Contact james@coynecommercialgroup.com to discuss working together.

Question 26

A property I manage just had a loss. What should I do in the first 24 hours?

Accepted Answer

The first 24 hours matter more than any other window in the claims process. Here's the right sequence:  1. Secure the property and address immediate life-safety issues 2. Call CCG, before you call the carrier 3. Document everything photographically before any cleanup or mitigation begins 4. Authorize emergency mitigation only for what is necessary to prevent further damage, not full repairs 5. Do not give a recorded statement to the carrier without representation in place  CCG will mobilize same-day, establish the documentation baseline, advise on mitigation scope, and file your claim with a complete position already built. The carrier's adjuster will be there fast. Yours should be there first.

Question 27

How does CCG help property managers present to boards after a loss?

Accepted Answer

Board members look to the property manager for answers during and after a loss, and those conversations determine whether the board feels confident or panicked. CCG actively supports property managers in this role.  We'll attend board meetings, explain the claims process in plain language, answer questions about timelines and expected outcomes, and provide written updates that property managers can forward directly to the board. Our goal is to make the property manager look like the most prepared, most connected professional in the room, because they hired us.

Question 28

Can CCG manage claims across multiple properties in my portfolio simultaneously?

Accepted Answer

Yes. CCG is structured specifically to handle portfolio-level relationships. When you work with multiple managed properties, we maintain separate claim files and documentation for each property while giving you a single point of contact for all of them.  For management companies with 5+ properties, we maintain a portfolio-level relationship with quarterly reviews so you always know the claim status and coverage position of every property under your management.

Question 29

What should I do if the board wants to handle the claim themselves without a public adjuster?

Accepted Answer

Respect the decision, but make sure they understand what they're agreeing to. Without professional representation, boards are navigating:  - A carrier whose adjuster is trained to minimize payouts - Policy language written by the carrier's attorneys - A documentation standard they've never had to meet before - Negotiations that typically take 12–18 months  As a property manager, your role is to present the options and the risk clearly. CCG is happy to offer a no-obligation claim review so the board can see the gap between the carrier's initial position and what the claim is actually worth before deciding. Boards that see the numbers usually make the right call.

Question 30

What is the property manager's role vs. CCG's role during a claim?

Accepted Answer

The property manager's role is operations: coordinating contractor access, communicating with residents, overseeing temporary repairs, and keeping the property functional. CCG's role is the claim: documentation, policy interpretation, carrier communication, scope negotiation, and settlement.  The two roles are complementary and non-overlapping. Property managers should never be in direct negotiation with a carrier adjuster, and with CCG managing the claim, they don't have to be. You run the property. We run the claim.

Question 31

Does CCG carry E&O insurance and proper licensing?

Accepted Answer

Yes. Coyne Commercial Group, Florida public adjusting firm license #G350978. James Coyne, primary adjuster, license #W482618, licensed under Chapter 626, Florida Statutes. Florida law requires all practicing public adjusters to carry errors and omissions (E&O) insurance as a condition of licensure renewal.  When you refer a client to CCG, you're working with a fully licensed and insured professional, not a restoration contractor or unlicensed claim consultant. That distinction matters for your own liability as a property manager and for the boards you serve.

Question 32

What happens if a claim is denied? Can CCG still help?

Accepted Answer

Yes. A denial is not always final. Florida law gives policyholders several avenues after a denial:  - Formal written dispute and re-inspection request - Invocation of the appraisal clause (for amount disputes) - Suit under the policy (referral to a property insurance attorney) - Florida Department of Financial Services complaint (for bad faith)  CCG reviews denied claims and identifies which path is most likely to succeed. Many denials are overturned when the documentation is properly organized and the correct coverage argument is made. We'll tell you quickly whether a fight is worth having, and if it is, we'll fight it.

Florida Commercial Public Adjusting FAQ

Public Adjusting: The Basics

Claims and the Claims Process

HOAs and Condo Associations

Property Managers & Referral Partners

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