Home and condo insurance in Kendall, FL, whether you own a house or a unit.
Kendall has older single-family homes and a lot of condos and townhomes. We read your policy next to your association documents, find what is missing and help you if you ever file a claim. English, Spanish or Russian.
Talk to a licensed agent
Takes 30 seconds. A real agent calls you back fast.
Kendall’s housing is older and more mixed than most of South Dade
Kendall grew mostly in the 1970s and 1980s. Census estimates for 2020–2024 put the median year built at 1978: roughly 81% of homes were built before 1990 and fewer than one in ten in 2000 or later. Only about 40% are detached houses. Around 16% are townhomes and other attached homes, about 44% are in buildings with two or more units, and roughly a third are in buildings with ten or more units. About 62% of homes are owner-occupied.
In practice that means two very different insurance situations on the same street. A house owner in Kendall insures the whole structure and deals with roof age, older plumbing and code upgrades. A condo owner shares a building with dozens of neighbors, depends on the association’s master policy, and needs a unit-owner policy (HO-6) that fills in what the master policy leaves out. Townhome owners can fall on either side, depending on the association documents.
The hurricane history is the same for both. The National Hurricane Center describes Andrew’s 1992 impact as extreme from the Kendall area south through Homestead and Florida City. Most of Kendall’s homes and buildings were already standing then, and many were repaired or re-roofed afterward.
What we check for Kendall homeowners and condo owners
- Condo owners: what the master policy excludes. Florida law says the association’s policy does not cover your flooring, cabinets, countertops, appliances, water heater, fixtures or belongings inside the unit.
- Loss assessment coverage above the $2,000 legal minimum, in case the association passes part of a covered loss or its deductible to owners.
- The association’s deductible, especially the hurricane deductible, which can be large on a building policy.
- Water damage from a neighboring unit and liability if water from your unit damages someone else’s.
- House owners: roof age and permit date, and a roof inspection if the roof is over 15 years old.
- Law and ordinance coverage for older houses that would need code upgrades after damage.
- A wind mitigation inspection for any house or townhome with opening protection or a newer roof.
- Dwelling or unit coverage at current rebuilding cost, not market value.
- Flood insurance: excluded from every homeowners and condo policy.
Condo owners: your policy starts where the association’s ends
Under Florida’s condominium law, the association must insure the building and common elements, but its policy must exclude personal property inside units and items such as floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops, and window treatments. Those are the owner’s responsibility. Your HO-6 policy should cover them at replacement cost, along with your belongings, your liability and loss of use if the unit becomes uninhabitable.
Florida requires unit-owner policies to include at least $2,000 of loss assessment coverage, which pays your share when the association assesses owners for a covered loss. It does not cover routine special assessments for maintenance or repairs. Many Kendall buildings are well past 25 or 30 years old, so they fall under the state’s milestone inspection rules for buildings of three or more habitable stories, and they must complete a structural integrity reserve study (SIRS). Those reports can lead to repairs, special assessments or loans. Insurance does not pay for them, but knowing they are coming helps you plan.
House owners: roofs, codes and wind credits
Since July 1, 2022, an insurer cannot refuse to write or renew a Florida home only because its roof is under 15 years old, and an older roof that passes an inspection showing five or more years of remaining life cannot be refused on age alone. Insurers must offer law and ordinance coverage of 25% or 50% of the dwelling limit; for a 1970s house, 50% is usually worth a look. Miami-Dade is a High-Velocity Hurricane Zone, and insurers must give actuarially reasonable credits for documented wind-resistant features, so a wind mitigation report (valid up to five years) is worth having after any roof replacement or window upgrade.
Deductibles, flood and claims
Hurricane deductibles in Florida are offered at $500 or 2%, 5% or 10% of the dwelling limit and apply once per calendar year. Flood is excluded from homeowners and condo policies; Kendall is inland, but heavy rain floods low streets, ground floors and parking areas, and the association’s flood policy, if it has one, protects the building, not your unit’s contents. NFIP policies usually take 30 days to start. New claims must be reported within one year of the date of loss, and condo loss-assessment claims have their own deadline tied to the association’s assessment.
M&K Agency is family-owned, with a team of 12 and more than 5,000 clients across Florida. Send us your policy and we’ll check your coverage, and send the association’s insurance summary too if you own a condo. We will show you exactly where the gaps are, and when there is a claim we help you deal with both your insurer and the association.
Serving Kendall from Florida City
We do not have an office in Kendall. We serve Kendall from our office at 33550 S Dixie Hwy, Suite 102, Florida City, FL 33034, about 20 miles south. In light traffic it is around 26 to 30 minutes via the Don Shula Expressway and the Turnpike, longer at rush hour, so most Kendall clients work with us by phone, WhatsApp, text and email.
Office hours are Monday to Friday, 9 to 6, and Saturday by appointment. Call (305) 859-3953 or WhatsApp (971) 998-7313. If you write during business hours, an agent calls you back within an hour.
33550 S Dixie Hwy, Suite 102
Florida City, FL 33034
English · Español · По-русски
Home and condo insurance in Kendall: common questions
My condo association has insurance. Why do I need my own policy?
Florida law requires the association’s policy to exclude what is inside your unit: flooring, wall and ceiling coverings, cabinets, countertops, appliances, water heaters, fixtures and your belongings. An HO-6 policy covers those, your liability and your living costs if you have to move out during repairs.
What is loss assessment coverage?
It pays your share when the association charges owners for a covered loss, for example part of a large hurricane deductible. Florida unit-owner policies must include at least $2,000, and higher limits are available. It does not pay for routine maintenance or reserve-related assessments.
Does insurance pay for special assessments after a milestone inspection?
Generally no. Assessments for repairs found in a milestone inspection or a structural integrity reserve study are maintenance costs, not insured losses. Loss assessment coverage applies to assessments for covered losses.
My Kendall house is from the 1970s. What matters most for insurance?
The roof age and condition, the age of plumbing and electrical systems, law and ordinance coverage for code upgrades, any documented wind-resistant features, and a dwelling limit that matches today’s rebuilding cost.
Do I need flood insurance for a condo on an upper floor?
Your unit is unlikely to take on water directly, but the building may, and the association could assess owners for uninsured flood damage. A flood policy for your unit can also cover your contents. Check the association’s flood coverage first.
More for this area
Ready for a second opinion on your coverage?
Leave your number and a licensed agent will call you back, within an hour during business hours.
Have an agent call meCall (305) 859-3953
📄 Send us your policy – we'll check your coverage
A photo of the first page (declarations page) is enough.
This article is general information, not legal advice or policy language. Coverage depends on the terms, limits and exclusions of your policy, and eligibility rules can change. Talk with a licensed agent about your situation.
Sources
Facts on this page were checked against these sources on October 3, 2026.
- National Hurricane Center: Hurricane Andrew report (damage, storm tide)
- U.S. Census Bureau, ACS 2020–2024 5-year: housing and commuting (B25034, B25024, B25003, B08303, B08013, B08301), Kendall CDP
- Florida Statutes s. 718.111(11): what a condo association’s master policy must and need not cover
- Florida Statutes s. 627.714: condo unit owner loss assessment coverage
- Florida DBPR: condo milestone inspections and structural integrity reserve studies
- Florida Statutes s. 627.7011: roof-age rule (15 years), law and ordinance coverage, replacement cost
- Florida Statutes s. 627.701: hurricane deductible options and the calendar-year rule
- Florida Department of Financial Services: wind mitigation inspection form OIR-B1-1802
- Florida Statutes s. 627.0629: required wind mitigation credits
- Florida Statutes s. 627.70132: property claim notice deadlines (1 year, 18 months)
- FloodSmart.gov (NFIP): what flood insurance covers
- Miami-Dade County: flood zone maps
Areas we serve
We serve South Florida from our Florida City office, in person and by phone, WhatsApp, text and email.