Chris Chase
Licensed Florida insurance broker · FL License #G193830 · NPN 21407586
Last reviewed October 2026
The short version
- Start shopping for insurance as soon as you’re under contract. Older homes take time to place.
- Order a four-point and a wind mitigation inspection with your home inspection, so problems show up while you can still negotiate.
- Flood insurance bought in connection with a mortgage has no 30-day wait. Storms can still freeze everything.
Insurance is one of the things most likely to delay a Florida closing. It doesn’t have to be, if you do things in the right order.
This is the timeline I take buyers through.
In this article
As soon as you’re under contract
- Start shopping. Don’t wait for the week of closing.
- Get the facts on the house. Year built, roof age and material, and what’s been updated. Ask the seller for permits. See What You Need for an Insurance Quote.
- Ask about the flood zone. Some home insurance companies require a flood policy in certain flood zones or near the coast, and your lender will tell you if it requires one.
- Ask about past claims and repairs.
During your inspection period
The Florida Department of Financial Services describes the inspections you’ll run into and who pays:
| Inspection | What it covers | Who pays |
|---|---|---|
| Four-point | Roof life expectancy, plumbing, electrical wiring, and heating and air on an older home | The buyer or homeowner |
| Wind mitigation | Features that earn wind credits | Usually the buyer or homeowner |
| Underwriting inspection | The insurance company’s own visual check for hazards such as pools, trampolines, unrepaired damage, and dead tree limbs | The insurance company |
Order the four-point and wind mitigation along with your home inspection. Many inspectors do all three in one visit. Whether a four-point is required depends on the home’s age and the company: common triggers are 20, 30, or 40 years. Some companies accept a recent pre-purchase home inspection instead of doing their own.
See Four-Point Inspections and Home Insurance and Wind Mitigation and Homeowners Insurance.
Why this is the moment that matters
An old roof, a declined electrical panel, or old plumbing can limit which companies will insure the home and what coverage you get. If you learn that during the inspection period, you can ask the seller to repair it, renegotiate, or walk away. If you learn it the week of closing, your choices are worse.
- Roof. See Florida Home Insurance and Roof Age.
- Electrical. See Electrical Panels, Wiring, and Home Insurance.
- Plumbing and water heater. See Water Damage, Plumbing, and Older Homes.
- Pool. Florida law calls for a barrier at least four feet high. See Pools, Trampolines, Dogs, and Your Home Insurance.
Choosing coverage
Send me the inspection reports and I’ll quote the companies that fit the home. When you compare quotes, look past the price:
- The dwelling amount. See How Much Should Your Home Be Insured For?
- The hurricane deductible, in dollars
- Whether water damage is full, limited, or excluded
- Whether the roof is paid at replacement cost or on a schedule
- Whether belongings are covered at replacement cost
Flood insurance
Homeowners insurance doesn’t cover flood. A new National Flood Insurance Program policy normally takes 30 days to start, but FloodSmart lists an exception that matters to buyers: there’s no waiting period when you buy the policy in connection with a mortgage. See Does Homeowners Insurance Cover Flooding?
Before closing
- Line up the effective date. Coverage should start on your closing date. Some companies expect the policy to begin within about two weeks of closing.
- Get your lender what it needs. Once coverage is approved and bound, I provide the proof of insurance for closing.
- Don’t leave it to the last minute. If the closing date moves, tell me right away so the policy date moves with it.
Watch the weather
When a tropical storm or hurricane watch is issued, insurance companies generally stop writing new policies until it passes, in some cases when a watch or warning is issued for any part of Florida. In storm season, a closing can be delayed by a storm that’s nowhere near the house. Bind as early as the company allows.
Special situations
- Foreclosures and short sales can require extra inspections, and some companies won’t write them at first.
- A home that’s been uninsured for a while has fewer options. Some companies allow no lapse at all.
- Buying in an LLC or a trust. Tell me how you’re taking title. See Seasonal Homes, Rentals, LLCs, and Trusts.
- Buying a rental. That’s a different policy. See Insuring a Rental Property in Florida.
- A home with solar. See Solar Panels and Home Insurance in Florida.
What to budget
Averages from homeowners insurance quotes in the area over the past 36 months, shown as a yearly price:
| Dwelling coverage | Average quote (per year) | Typical range (per year) |
|---|---|---|
| $200,000 to $300,000 | $4,150 | $2,470 to $4,990 |
| $300,000 to $400,000 | $4,810 | $3,040 to $5,920 |
| $400,000 to $500,000 | $5,230 | $3,070 to $6,220 |
The home’s age moves the price as much as its size. For every $1,000 of dwelling coverage, quotes averaged about $19.50 a year for homes built before 1980 and about $6.30 for homes built in 2015 or later. These are averages of past quotes, not an offer. Get a real quote before you commit to a monthly payment.
After you move in
- Keep the inspection reports. You’ll use them again.
- Start a home inventory with photos, as the Department of Financial Services recommends.
- Tell me about any repairs or upgrades. A new roof or updated plumbing can open up more companies at renewal.
- Read the declarations page and ask me about anything that isn’t clear.
Common questions
When should I start shopping for home insurance?
As soon as you’re under contract. Older homes can need inspections and repairs before a company will offer coverage.
Do I need a four-point inspection to buy a house?
Not to buy it, but many insurance companies require one to insure an older home. Common triggers are 20, 30, or 40 years.
Is there a waiting period for flood insurance when I buy?
FloodSmart says there’s no waiting period when the policy is bought in connection with a mortgage.
Insurance companies don’t all follow the same rules or charge the same prices, and both change over time. Ask me what applies to you.
Official sources
- Florida Department of Financial Services: homeowners insurance overview
- FloodSmart (National Flood Insurance Program): buying a policy
- Florida Statute 515.29: residential pool barrier requirements
Keep reading
- Four-Point Inspections and Home Insurance
- Wind Mitigation and Homeowners Insurance
- How Much Should Your Home Be Insured For?
- Florida homeowners insurance
Related coverage: homeowners insurance and flood insurance.
Not sure where you stand? Ask me.
Tell me what you have now and I’ll compare it against the companies I work with. No pressure either way.