Home and condo insurance in Miami-Dade, where the building code was written for hurricanes.

The High-Velocity Hurricane Zone starts here

After Hurricane Andrew struck South Dade on August 24, 1992, destroying about 25,500 homes and damaging more than 101,000 in the county, Miami-Dade rebuilt its building rules around wind. The Florida Building Code now defines Miami-Dade and Broward as the state’s High-Velocity Hurricane Zone (HVHZ). It has the strictest design requirements in Florida: design wind speeds in Miami-Dade run from 165 to 186 mph depending on the building’s risk category. Windows, doors, shutters and roofing used in the HVHZ need a specific product approval, such as a Miami-Dade Notice of Acceptance (NOA).

For insurance, the code matters in two ways. It makes newer homes more resistant to wind, and insurers must reflect documented wind-resistant features in your premium. But most of the county’s housing was built before the modern code: Census estimates for 2020–2024 put the median year built at 1980, and only about a quarter of homes date from 2000 or later.

Miami-Dade is also a county of condos and apartments. About half of all homes are in buildings with two or more units, and about 40% are in buildings with ten or more. Only about 52% of homes are owner-occupied. A house owner in the Redland, a townhome owner in an HOA and a condo owner in a 30-story tower all need different coverage.

Florida rules that shape every Miami-Dade policy

Wind mitigation credits. Insurers must include actuarially reasonable credits for features that reduce wind losses and describe them on their websites. On the state inspection form (OIR-B1-1802), all of Miami-Dade is HVHZ. Homes permitted after September 1, 1994 under the South Florida Building Code, or after March 1, 2002 under the Florida Building Code, can qualify for code-based credits, and older homes can earn credits for later upgrades such as opening protection or a new roof deck. A report is valid for up to five years if nothing material changes. Eligible single-family homes and townhomes may get a free inspection through My Safe Florida Home.

Roofs. For policies issued or renewed since July 1, 2022, insurers cannot refuse a home only because the roof is under 15 years old, and an older roof with an inspection showing at least five years of life left cannot be refused on age alone.

Deductibles and claims. Hurricane deductibles are offered at $500 or 2%, 5% or 10% of the dwelling limit and apply once per calendar year. New claims must be reported within one year of the date of loss, which for a hurricane is landfall; supplemental claims within 18 months. Condo loss-assessment claims have a separate deadline tied to the association’s assessment.

Condos: the master policy and your HO-6

Florida law requires a condo association to insure the building but to exclude what is inside each unit: floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops, window treatments and personal property. Your HO-6 covers those, your liability and loss of use, and must include at least $2,000 of loss assessment coverage. Buildings with three or more habitable stories need milestone inspections at 30 years and every 10 years after, plus a structural integrity reserve study. The results can mean repairs and special assessments, so ask your association where it stands. High-rise owners should also remember Wilma in 2005, when the strongest winds were felt on upper floors and many windows broke.

Flood and storm surge

Every homeowners and condo policy excludes flood, including storm surge. Miami-Dade’s effective flood maps date from September 11, 2009; preliminary maps released in 2021 are not yet in force. The county’s storm surge planning zones, A through E, show where evacuations may be ordered. NFIP policies usually take 30 days to start and cover up to $250,000 for the building and $100,000 for contents. Andrew’s storm tide reached 16.9 feet on the western shore of Biscayne Bay, so coastal homes need to take surge seriously.

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. We will match it to your home and your association documents, find the gaps and stay with you through any claim.

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