the roof matters more than you’d think
Florida homeowners insurance, explained by Chris
I help Florida homeowners compare insurance options and understand the coverage they are considering. We can discuss your roof, inspections, hurricane deductible and whether separate flood coverage is needed. I’m based in Hudson and help with new purchases, renewals and coverage questions.
For local guidance, see homeowners insurance in Hudson, FL, including roof, inspection and flood considerations.
FL License #G193830
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Not a house you own and live in? See renters insurance, condo insurance, landlord insurance, flood insurance or mobile home insurance.
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Your renewal, in plain English.
Most people never read past the price. Tap a line on this sample and I’ll tell you what it means and what to ask about it.
Hurricane deductible
That’s 2% of your dwelling coverage, not 2% of the damage. On this sample it’s $6,400 out of your pocket before the policy pays for hurricane damage. In Florida it applies once per calendar year.
Ask me: what would a different hurricane deductible do to my price?
Ask Chris about my renewalFlorida home insurance is its own animal
Roof age, inspections, hurricane deductibles, flood zones. There’s a lot that affects whether a company will insure your home and what it costs. I ask the right questions up front and explain how each piece fits.
- Buying a home and need a policy before closing
- Premium went up at renewal
- Got a non-renewal notice
- Older home or older roof
- Want a second opinion on your coverage
What insurance companies look at
Your roof
Age, type, condition, and any replacement date. An older roof can limit which companies will offer coverage, so I review each situation individually.
Wind mitigation
A completed wind mitigation inspection can affect your quote. I don’t perform inspections, but I’ll explain what yours means.
Four-point inspection
Covers roof, electrical, plumbing, and HVAC. Often requested for older homes. I’ll help you understand how an insurer may read it.
Home coverages in everyday language
Dwelling coverage
The amount available to rebuild the structure of your home after a covered loss.
Hurricane deductible
A separate deductible that applies to hurricane damage. It’s usually a percentage of your dwelling coverage, not a flat dollar amount.
Flood insurance
Homeowners insurance generally doesn’t cover flooding the way a separate flood policy does. I can write flood insurance too.
Replacement cost vs. actual cash value
Replacement cost pays to replace with new. Actual cash value subtracts depreciation. The difference matters at claim time.
Exclusions
Every policy lists things it doesn’t cover. Having homeowners insurance doesn’t mean every kind of damage is covered.
Hazard insurance
When your lender asks for hazard insurance, they usually mean the property coverage inside your homeowners policy, not a separate product.
What does it cost?
What home insurance has been costing in the area
Here are real numbers instead of a vague answer. These are the averages from homeowners insurance quotes in the area over the past 36 months, shown as a yearly price. The biggest driver is how much it would cost to rebuild your home, so the table is grouped by the dwelling coverage amount.
| Dwelling coverage | Average quote (per year) | Typical range (per year) |
|---|---|---|
| Under $200,000 | $3,130 | $1,790 to $3,720 |
| $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 |
| $500,000 to $750,000 | $7,190 | $4,320 to $8,730 |
| $750,000 and up | $10,700 | $5,770 to $13,640 |
“Typical range” is where the middle half of quotes landed. A few very high quotes pull the average up, so many homes come in below it.
The age of the home matters as much as its size
Newer homes are built to a stronger code and cost far less to insure for the same amount of coverage. This is the average yearly price for every $1,000 of dwelling coverage.
| Year built | Average price per $1,000 of coverage | On a $300,000 home, that’s about |
|---|---|---|
| Before 1980 | $19.50 | $5,850 a year |
| 1980 to 2001 | $15.80 | $4,740 a year |
| 2002 to 2014 | $10.40 | $3,120 a year |
| 2015 or newer | $6.30 | $1,890 a year |
Closer to home, and rental properties
| Average quote (per year) | Typical range (per year) | |
|---|---|---|
| Pasco County homeowners policy | $4,100 | $2,420 to $5,200 |
| Rental property (landlord) policy | $3,620 | $2,060 to $4,150 |
Why it pays to have someone shop it
1.5x
When the same home got quotes from three or more companies for the same coverage amount, the highest was typically about 1.5 times the lowest.
$2,000
The typical gap between the highest and lowest quote for the same home, per year.
3x
How much more the average pre-1980 home cost per $1,000 of coverage than a home built in 2015 or later.
How to read these numbers
- Your price depends on the home’s age, roof, construction, location, claims history, deductibles, and the coverage you choose, so it can land above or below these numbers.
- Flood insurance is separate and isn’t included in these prices.
- These are averages of past quotes, not a price list and not an offer. I can’t promise your quote will match them.
Want your own number? Request a quote or call (813) 323-9481. For ways to bring the price down, see Home Insurance Discounts and Credits Worth Asking About.
Credits worth asking about
Credits differ from one insurance company to the next, which is one more reason to compare. When I quote your home, I check which of these apply.
- Hip roof shape
- Home built in 2002 or later
- Shutters or impact windows and doors
- A current wind mitigation report
- Leak detection or an automatic water shut-off valve
- Age 55 or older, or retired
- Military or first responder
- Gated or patrolled community
- Carrying a flood policy too
- New home from an accredited builder
More detail in Home Insurance Discounts and Credits Worth Asking About.
Own an older home?
Around the 40-year mark, many insurance companies limit water damage coverage and look harder at plumbing, electrical, and the water heater. Read Water Damage, Plumbing, and Older Homes before you shop, then call me and I’ll go through your home with you.
What to have ready for a quote
- Property address and year built
- Roof age, type, and any replacement date
- Updates to electrical, plumbing, and HVAC
- Wind mitigation or four-point inspection reports, if you have them
- Claims history and your current policy
- Mortgage company information, if there’s one
Common questions
Does homeowners insurance cover flooding?
Generally not in the way a separate flood policy does. I’ll explain the difference and can quote flood coverage.
Why is my hurricane deductible so high?
Because it’s usually a percentage of your dwelling coverage. I’ll show you the actual dollar amount so there are no surprises.
I’m closing soon. Can you help?
Yes. Once coverage is approved and bound, I can provide the documents your lender needs. Start as early as you can instead of waiting until the last minute.
Can I change insurance companies mid-term?
Often, yes. I help coordinate the effective date and the mortgage information so there’s no unintended gap in coverage.
From the Learning Center
Florida Home Insurance and Roof Age
What insurers ask about your roof, and the rule that helps older roofs.
Why Is My Hurricane Deductible So High?
It’s a percentage, not a flat amount. Here’s the math.
Home Insurance Discounts and Credits
Roof shape, year built, leak detectors, and other credits people miss.
Water Damage, Plumbing, and Older Homes
Why water coverage gets limited on older homes, and what helps.
Home Insurance Rules That Surprise People
Lapses, solar, pools, dogs, electrical panels, and more.
How Much Should Your Home Be Insured For?
Why the number on your policy isn’t your purchase price.
Buying a Home: Your Insurance Timeline
When to shop, which inspections to order, and what delays a closing.
How Your Roof Type Affects Insurance
Shingle, tile, metal, and flat roofs are treated differently.
How Past Claims Affect Your Insurance
Which claims matter most, and what to do before filing a small one.
Official sources
Work directly with Chris Chase
Chris is an independent insurance broker based in Hudson, Florida. He compares the insurance companies available to him, explains the options and stays available for policy questions and renewals.
Florida License #G193830 · NPN 21407586. Meet Chris and learn how he works.
Page updated October 29, 2026.
Let’s look at your home insurance
Request a quote online or call me to review your options.