Miami has a claims problem that most of Florida does not: the water shows up without a storm attached to it. Tropical Storm Eta dropped more than 13 inches of rain on parts of South Florida over two days in November 2020. Less than three years later, an April 2023 flash flood dumped over 13 inches on Coconut Grove alone, flooding a Florida International University parking lot and soaking homes across the metro with no hurricane on the map. Neither event needed a landfall to do six figures of damage.
Miami floods without a hurricane on the map, and Coyne Commercial Group represents the homeowners, condominium and HOA associations, and commercial property owners left to prove what rain, not wind, actually did to their property, from first inspection through final settlement. We work Miami-Dade County and neighboring Broward and Monroe on a contingency basis: no recovery, no fee.
Miami property owners are also living through the most disruptive stretch of the condo insurance market in a generation, with mandatory structural inspections, special assessments running into six figures, and a private market absorbing tens of thousands of owners pushed out of Citizens Property Insurance. In a market moving this fast, an undocumented claim is a claim that settles for less than it should.
What Miami property owners have been through.
South Florida flash flood
The same system that record-flooded Fort Lauderdale dropped more than 13 inches of rain on Miami's Coconut Grove neighborhood, flooded a Florida International University parking lot, and left the broader Miami metro with 3 to 5 inches of rain, all without a hurricane in the forecast.
Tropical Storm Eta
Eta dropped more than 13 inches of rain on parts of South Florida in roughly two days, flooding yards and patios across Miami-Dade. The City of Miami logged 50 storm-related service calls and 15 downed-wire reports, concentrated in the Edgewater area.
Hurricane Irma
Irma pushed storm surge of 3 to 5 feet along the Biscayne Bay shoreline from Homestead to downtown Miami and Brickell, peaking just over 6 feet in isolated spots in Coconut Grove and Brickell, with sustained coastal winds of roughly 65 to 70 mph. Miami-Dade recorded 1,585 damaged structures and 55,012 insurance claims countywide.
Recurring king-tide flooding
Miami Beach experiences seasonal "sunny day" tidal flooding most falls, typically September through November, a trend NOAA tracks as growing in its Annual High Tide Flooding Outlook. It reaches low-lying areas such as Miami Beach and Brickell without any storm in the forecast.
Miami-Dade's coastal skyline includes a large share of aging condo towers. Some reporting suggests a meaningful share of South Florida's coastal condo inventory was built before 1990 and is now reaching structural and plumbing end-of-life, though that figure comes from a single industry source rather than a government count. Much of the older housing stock in the region, including homes built before 1975, is also reported to carry original cast-iron plumbing prone to corrosion with age.
Inland from the coast, Miami mixes low-lying single-family neighborhoods and the tree-canopied streets of Coconut Grove, which took more than 13 inches of rain in the April 2023 storm. A property's elevation and age matter as much as its construction type when a flash flood or king tide moves through, and that is exactly the kind of detail a carrier will not volunteer.
Florida's SB 4-D and SB 154 now require milestone structural inspections for condo and co-op buildings three stories or taller once they reach 25 years old within three miles of the coast, or 30 years old otherwise, along with decade-cycle reserve studies and full reserve funding. Post-Surfside special assessments have run well over $100,000 per unit at some buildings, with owners at Mediterranean Village in northeastern Miami-Dade County facing assessments as high as $400,000, while condo premiums have risen roughly 102 percent over three years according to the Insurance Information Institute.
At the same time, Citizens Property Insurance policy counts in Miami-Dade fell 52 percent year over year in 2025 data, part of a broader retreat that has pushed tens of thousands of owners onto newer private carriers with shorter track records in this market. Between the assessments, the premium spikes, and the carrier turnover, Miami property owners are navigating one of the least forgiving insurance climates in the state, and that makes documentation the difference between a fair settlement and a shortfall the owner absorbs.
General information only, not legal advice or a coverage determination. Coverage depends on your specific policy, the facts of your loss, and current Florida law.
Who we represent in Miami.
Homeowners
Hurricane, wind, water, mold, and fire claims on Miami homes, documented and pursued for full value.
Residential claims →Associations, Boards & Operators
Master-policy, common-element, and large-loss commercial claims for Miami condominiums, HOAs, and multifamily operators.
Commercial claims →Claim types we handle in Miami.
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