The Florida condo and HOA rules boards actually get asked about.
Structural deadlines, reserve funding, insurance obligations, and claim deadlines, in plain English, cited to primary Florida sources, and corrected where the common online version is wrong. Every page carries the date its legal accuracy was last verified.
Milestone Inspections & SIRS: The 2025–2026 Deadlines
Every Florida condo milestone inspection and SIRS deadline in one place: who must comply, the Dec 31, 2026 date, and what happens if a board misses it.
Read →SIRS Reserve Funding Under HB 913: What Actually Changed
HB 913 changed SIRS reserve funding: the $25,000 threshold, majority vote for special assessments, and the new affidavit. The accurate version.
Read →Board Insurance Obligations Under Florida Statute 718.111(11)
What Florida condo boards must insure under 718.111(11): adequate coverage, the 3-year appraisal, windstorm, deductibles, and what owners insure. Plain English.
Read →Florida Claim Notice Deadlines Boards Miss
Florida's claim deadlines in plain English: 1 year to report, 18 months for supplemental claims, and the condo assessment exception boards miss.
Read →SB 2-A: What Changed for Boards
The December 2022 reforms still governing every claim: the 1-year/18-month notice deadlines, the assignment-of-benefits ban on policies issued on or after January 1, 2023, and the elimination of one-way attorney fees.
Read →Reopening a Denied or Underpaid Claim
Florida law may still give you time. The supplemental-claim window can let boards and owners revisit a claim that was denied, closed, or underpaid, if it is documented and filed correctly.
Read →Your Milestone Report Found Damage. Maintenance or Insurance Claim?
A Florida milestone inspection or SIRS report lists what is wrong with the building. It does not tell the board whether any of it is a covered insurance loss. Here is how boards tell the difference, and why calling storm damage deferred maintenance can cost an association its claim.
Read →Underpaid or Denied Insurance Claim in Florida: What to Do Next
Five steps to take when a Florida property claim is denied or paid short, what changes for commercial owners, condo and HOA boards, and homeowners, and the one-year and 18-month notice deadlines that decide whether you still have time.
Read →Should You Hire a Public Adjuster? An Honest Guide for Florida Owners and Boards
When a public adjuster is worth it in Florida, when it is not, how to check a license, and what to ask before you sign. From a former carrier adjuster.
Read →King Tide Flood Damage in South Florida: How to File a Flood Claim (2026)
Does flood insurance cover king tide damage? What NFIP and private flood policies pay, the 60-day proof of loss rule, and how to file in Florida.
Read →Hurricane Isaias Damage Claims: What Panhandle Property Owners Should Do Now
47,000 Isaias claims filed and most closed ones paid nothing. What Pensacola, Navarre, Destin and Fort Walton Beach owners should do now: deadlines, deductibles, FEMA.
Read →Wind vs. Flood Damage on Gulf-Front Property: Which Policy Pays After a Hurricane
Wind goes to your property policy, surge and rising water to flood. How to prove which caused the damage and keep both claims open. Isaias examples.
Read →Hurricane Deductibles in Florida: How They Work on Homes, Condos, and Commercial Property
How a 2%, 5%, or 10% hurricane deductible actually works in Florida, when it applies, and the math on homes, condos, and commercial buildings.
Read →What to Do After a Hurricane in Florida: A Claim Documentation Checklist
An 11-step checklist for Florida owners after a hurricane: safety, photos, wind vs water, mitigation receipts, notice, inspection rights, FEMA, mold and scams.
Read →Condo Association Hurricane Claims in Florida: A Board's Guide
How a Florida condo hurricane insurance claim works for boards: master policy vs HO-6, hurricane deductible, special assessments, wind vs surge, deadlines.
Read →Business Interruption Claims After a Hurricane in Florida
How business income, extra expense, civil authority, utility and loss of rents coverage work after a Florida hurricane, and the records that prove the loss.
Read →A Tree Fell on Your House in Florida: Who Pays, What Insurance Covers, and the Neighbor Question
Your policy usually pays even if it was the neighbor's tree. What Florida insurance covers when a tree falls: removal, roof, car, fence, deductible.
Read →Hurricane Roof Damage Insurance Claims in Florida: Repair, Replace, and What the Adjuster Looks For
Wind damage to a roof is covered. Whether you get a new roof turns on scope, matching, the 25 percent code rule, and roof payment schedules. How a Florida hurricane roof claim is decided.
Read →Does Homeowners Insurance Cover Hurricane Damage in Florida? What Is Covered, What Is Not, and the Maybes
Wind is covered, flood is not, and pool cages, mold, trees, food, and living expenses depend on endorsements and sublimits. A plain-English list for Florida homeowners after Isaias.
Read →Commercial Storm Damage Insurance Claims in Florida: Deductibles, Coinsurance, Business Income, and Documentation
How a commercial property hurricane claim works in Florida: percentage deductibles per building, coinsurance, debris removal, business income, ordinance or law, and what to document on day one.
Read →The Sworn Proof of Loss Form in Florida: What It Is, the 60-Day Deadline, and How to Fill It Out
What the sworn proof of loss form is, the 60-day deadline on most Florida policies, and how to fill in the dollar amounts without boxing in your claim.
Read →Hurricane Isaias Claim Closed Without Payment? What It Means and How to Reopen It
Most Isaias claims closed so far paid nothing. What "administrative reasons," below-deductible, and flood-not-wind closures mean, and how to reopen a Florida claim.
Read →Hurricane Isaias FEMA Assistance and Your Insurance Claim: Where Things Stand and What to File First
FEMA Individual Assistance for Escambia, Santa Rosa and Okaloosa is requested but not yet approved. Why your insurance claim comes first and how the two fit together.
Read →Condo Hurricane Damage in Florida: What the Association Pays and What the Unit Owner Pays
Florida Statute 718.111(11) splits condo hurricane damage between the master policy and the owner HO-6. Who pays for drywall, flooring, sliders, and the hurricane deductible.
Read →Ordinance or Law Coverage in Florida: Who Pays for Code Upgrades After a Hurricane
Ordinance or law coverage pays the extra cost to rebuild to current Florida Building Code. Coverages A, B, and C, the 25 percent roof rule, and the 50 percent flood zone rule.
Read →Can a Roofer Handle My Insurance Claim in Florida? What the Law Allows
Florida Statute 489.147 bars roofers from adjusting claims, interpreting your policy, or waiving deductibles. What a roofer can do, red flags, and when you need a licensed adjuster.
Read →The insurance side is the lever your board controls.
We make sure a covered claim is documented and paid in full, so recovery is not competing with reserve funding. Start with a free readiness review.