Hurricane season runs June 1 through November 30 — and the most dangerous period, statistically, falls between mid-August and mid-October. For South Florida condo boards, that window is not the time to be reviewing your coverage, pre-qualifying vendors, or locating your policy documents. That work needs to happen now.
This guide is written for condo board members and property managers in Broward, Palm Beach, and Miami-Dade. It covers what to do before a storm, what your master policy likely does and doesn't cover, how hurricane deductibles work, and what steps protect your claim after a storm hits.
2026 Hurricane Season Outlook
NOAA is forecasting a below-normal 2026 Atlantic hurricane season, with a 55% probability — driven largely by an El Niño pattern developing and expected to strengthen through the fall. Colorado State University revised its June forecast down to 11 named storms, 5 hurricanes, and 2 major hurricanes.
Below-normal doesn't mean no risk.
The 2024 season was "average" by forecast standards and produced Helene and Milton within two weeks of each other. A single storm making landfall near your building is a 100% event for your association. Prepare for the realistic worst case, not the seasonal average.
El Niño tends to suppress activity in the Caribbean and Gulf but doesn't eliminate Florida's risk from storms that develop in the Atlantic and curve northwest. The South Florida threat window remains real through October.
Start With Your Insurance Program
The most important pre-hurricane task for a condo board is confirming that your insurance program is correct before the season peaks — not after a storm has already made landfall.
Confirm your coverage is in force and current
Pull your current certificates of insurance and verify: policy effective dates, named insured matches your legal association name, building replacement cost (RCV) is current, and any mortgagee requirements on your lenders' certificates are satisfied. If your building's replacement cost was last updated more than two years ago, it likely needs a refresh — construction costs in South Florida have risen materially since 2022.
Understand your hurricane deductible
Florida condo property policies carry a separate hurricane deductible — typically expressed as a percentage of insured value, not a flat dollar amount. On a $15 million building with a 5% hurricane deductible, your association absorbs the first $750,000 of loss before the carrier pays a cent. Some current policies in the soft market have pushed deductibles down to 2–3%, but many associations still carry 5% or higher from renewals placed in harder market years.
Know your deductible before the storm, not after.
A board that discovers a $750,000 deductible post-storm — when emergency remediation contractors are already on site — has no leverage and no time to plan. Confirm this number now and make sure your reserves or a line of credit can absorb it.
Flood is a separate policy
Your master property policy does not cover flood damage. In South Florida, storm surge and rainwater intrusion are often the primary causes of loss after a hurricane. If your association does not carry a separate flood policy — either through the NFIP or a private flood carrier — you have a material gap. Verify flood coverage is in place and check whether the limits are adequate relative to your building's ground-floor exposure.
Pre-Storm Board Checklist
Run through this list now, at the start of the season, and keep it updated. Don't wait for a named storm to be 72 hours out.
Documentation & Records
- Copies of all insurance policies (master property, GL, D&O, WC, flood, umbrella) stored offsite or in secure cloud storage accessible from anywhere
- Current certificates of insurance with your agent's emergency contact number on file
- Updated Statement of Values (SOV) — building square footage, replacement cost, year built, construction type
- Most recent milestone inspection report (required under FL Statute 553.899)
- SIRS on file if your building is 3+ stories (required as of December 2024)
- Recent exterior photographs of the building — dated, ideally within the last 6 months — to establish pre-storm condition
- Roof and mechanical maintenance records current
Building & Property Preparation
- Inspect roof drains, gutters, and scuppers — clear any debris before season
- Trim trees and remove dead branches throughout common areas
- Secure or store all common area furniture, pool equipment, and signage that could become airborne
- Verify shutter/impact glass program is in place and functioning for all common area openings
- Confirm elevator and generator shutdown/startup procedures with building staff
- Test emergency lighting and backup power systems
Vendor Pre-Qualification
The single most expensive mistake a condo board makes post-hurricane is hiring unlicensed or price-gouging storm-chasers because no pre-qualified vendors were in place. Storm chasers know boards are desperate in the 48 hours after a major storm.
- Pre-qualify and retain master service agreements with a licensed water/mold mitigation firm before the season
- Pre-qualify a licensed roofing contractor
- Pre-qualify a licensed general contractor for structural repairs
- Confirm all vendors carry current workers compensation and general liability — get certificates now, not post-storm
Resident Communications
- Issue a pre-season notice to all residents covering the association's shutter/balcony policy, vehicle relocation requirements, and the contact path during and after a storm
- Confirm all unit owner contact information is current (phone + email)
- Remind unit owners that the master policy covers the structure — their HO6 policy covers their interiors and personal property. Boards often field calls post-storm from unit owners who don't understand this.
What the Master Policy Covers — and Doesn't
Florida condo master policies cover the building structure, common elements, and the association's liability. What they do not cover is often the source of post-storm disputes.
Typically Covered
- Building structure (walls, roof, foundation)
- Common area contents
- Association-owned equipment
- Common area fixtures and finishes
- Association's general liability
- Unit interiors (if "all-in" policy)
Typically NOT Covered
- Unit owner personal property
- Unit interior finishes (bare walls policy)
- Flood / storm surge damage
- Loss below the hurricane deductible
- Mold if resulting from owner negligence
- Unit owner's additional living expenses
The line between what the master policy covers and what falls to the unit owner is drawn by your Declaration of Condominium — specifically the definition of "unit." Florida law allows associations to define this differently. Boards should review this language with their insurance agent before the season so they can communicate it accurately to residents.
After the Storm: Protecting Your Claim
What a board does in the first 48–72 hours after a storm significantly affects the outcome of the insurance claim. Carriers have experienced adjusters on site quickly in South Florida; associations that are disorganized or have already made unauthorized repairs are at a disadvantage.
Immediately after the storm passes
- Photograph everything before any cleanup begins — exterior, roof, all damage areas. Drone imagery of the roof is ideal when conditions permit.
- Preserve damaged materials where safe to do so until the carrier's adjuster has been on site
- Contact your insurance agent to report the loss — not the carrier's 800 number directly. Your agent should be your first call; they manage the claim opening process.
- Authorize only emergency mitigation work (tarping, water extraction) before the adjuster arrives — not permanent repairs
- Keep a dated written log of all vendor activity, costs, and communications from day one
- Document all communications with the carrier in writing — follow up every phone call with an email summary
Public adjusters: understand the trade-off.
Public adjusters work on a percentage of your settlement — typically 10–20% of the claim payment. On a $2M claim, that's $200,000–$400,000 out of your recovery. They can add value on large, complex, or disputed claims. But for a straightforward loss with a cooperative carrier, an experienced insurance agent who manages the claim directly often produces the same or better result at no additional cost. Have this conversation with your agent before you sign any PA agreement post-storm.
Free Program Review
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