Most standard homeowners, condo and renters policies do not cover flood. Storm surge, rising water from heavy rain, and overflowing rivers or drainage usually need a separate flood policy, and in many areas no lender requires one until it’s too late to matter.
You can buy flood coverage two main ways: through the federal National Flood Insurance Program (NFIP), run by FEMA, or through a private flood carrier. Both can be good choices. The right one depends on your address, how much coverage you need, and how soon you need it to start.
Wind isn’t flood, and timing matters
- Homeowners covers wind, not flood. Wind-driven damage, such as a roof torn off in a hurricane, is generally a homeowners claim (subject to your hurricane or wind deductible). Water that rises from the ground, including storm surge, is flood.
- You generally can’t buy coverage once a storm is threatening. When a named storm is approaching, carriers typically stop binding new policies or coverage increases for the affected area until it passes. NFIP policies also usually have a 30-day wait. The time to buy is before hurricane season, not during a watch or warning.
Who should think about flood coverage
- Coastal homeowners along the Gulf and Atlantic, including the Florida Panhandle, the Gulf Coast and coastal Texas.
- Anyone near a river, creek, lake or low-lying area, inland as well as coastal. Many flood claims come from outside high-risk zones.
- Homeowners with a mortgage in a high-risk zone, where lenders usually require flood coverage.
- Renters and condo owners who want their belongings protected (see contents coverage below).
- Landlords, short-term rental owners and businesses with buildings, inventory or equipment at risk.
NFIP vs. private flood insurance
A quick comparison of how the two usually work. Each private carrier writes its own policy, so details vary.
| Feature | NFIP (FEMA) | Private flood |
|---|---|---|
| Who backs it | The federal government, through FEMA | A private insurance company, not federally backed |
| Maximum limits | Residential: up to $250,000 building and $100,000 contents. Commercial: up to $500,000 building and $500,000 contents. | Often higher limits, which helps with higher-value homes and buildings |
| Waiting period | Usually 30 days, with exceptions such as coverage bought at a loan closing | Usually shorter and varies by carrier, often about 7 to 15 days |
| Contents payout | Actual cash value (depreciated) | Replacement cost available on many policies |
| Living expenses if you can’t stay home | Not covered | Loss of use / additional living expense (ALE) included or available on many policies |
| Basements | Limited: mainly essential equipment and a short list of items | Varies by policy; some cover more |
| Policy terms | Standardized nationwide, and policies aren’t non-renewed because of your flood risk | Carrier-specific, and the carrier can non-renew |
| Mortgage lenders | Accepted by lenders | Widely accepted by lenders when the policy meets federal requirements |
Some people combine both: an NFIP policy as the base, plus private excess flood coverage above the NFIP limits. Ask us whether that makes sense for your home.
Contents coverage is a separate choice
On a flood policy, building coverage (the structure, plus things like the furnace, water heater and built-in appliances) and contents coverage (your furniture, clothes, electronics and other belongings) are usually chosen separately, each with its own limit and deductible. A policy with building coverage only pays nothing for your belongings.
- Renters: your landlord’s flood policy, if there is one, covers the building, not your things. A contents-only flood policy is how renters protect their belongings.
- Condo owners: the association’s master flood policy typically covers the building, not your furniture and belongings, and may not cover your unit’s interior improvements. Your own policy can fill those gaps.
- Homeowners with a lot of belongings: a lender only requires building coverage, so contents are easy to skip. Add up what it would cost to replace everything on your ground floor; it’s usually more than people expect.
- How it pays matters: NFIP pays contents at actual cash value, so a five-year-old sofa is paid at its depreciated value. Many private policies offer replacement cost instead.
A renter in a ground-floor apartment gets 18 inches of water during a tropical storm. The building owner’s flood policy pays to repair the walls and floors, but the renter’s couch, bed, TV and clothes aren’t covered by it, and their renters policy excludes flood. A contents-only flood policy is what would have paid for those belongings.
Flood on the Florida coast
Storm surge, tropical rain and king tides make flood a year-round conversation from the Panhandle to the peninsula. A few Florida-specific points:
- Florida homeowners policies cover wind but exclude flood, and hurricane deductibles are often a percentage of your dwelling limit.
- Florida law is phasing in a requirement that Citizens Property Insurance policyholders also carry flood coverage.
- An elevation certificate can make a big difference to price. Have it ready if you have one.
Flood on the Texas coast
From Galveston and Houston to Corpus Christi, flooding can come from surge and from heavy rain far inland.
- Coastal wind coverage, including policies from the Texas Windstorm Insurance Association (TWIA), covers wind and hail, not flood.
- A coastal home may need three pieces: homeowners, wind and flood. We help make sure nothing falls between them.
- Heavy-rain flooding regularly reaches homes outside mapped high-risk zones, where flood coverage often costs less.
Not on the coast? Flooding happens inland too. Asshield helps clients across all 12 states we’re licensed in.
Find your flood zone (Okaloosa & Destin)
Around Fort Walton Beach, more people search for their flood zone than for flood insurance, and that's the right first step. Look up your address, then call us with the zone and we'll compare NFIP and private flood options.
- FEMA Flood Map Service Center: the official source for flood maps anywhere in the U.S. Search by address.
- City of Fort Walton Beach flood maps (FIRM and storm surge maps) and the FWB GIS map viewer, which shows parcels and flood zones. See also the city's flood information page.
- City of Destin flood map information and its property flood-risk portal, where you may find an elevation certificate for your address.
- Okaloosa County GIS map viewer, which shows FEMA flood zones and coastal barrier areas across Okaloosa County, including Niceville and Mary Esther. Navarre is in Santa Rosa County, so use the FEMA map center there.
Flood zones in plain language
- Zone X (shaded or unshaded): moderate or low risk. Federal rules don't require flood insurance, but it still floods, and coverage is available.
- Zone A and AE: high-risk areas with about a 1% chance of flooding each year. A federally backed mortgage requires flood insurance.
- Zone VE: high-risk coastal areas with wave action, common right on the Gulf and Choctawhatchee Bay shorelines. Flood insurance is required with a federally backed mortgage, and building rules are stricter.
- Zone D: possible but undetermined flood risk.
Elevation certificates
An elevation certificate shows how high your lowest floor sits compared with the expected flood level. It can matter for NFIP rating and for private flood underwriting. Destin and Fort Walton Beach keep copies for some properties; check the city portals above or ask the city's planning staff. If you have one from a purchase or survey, send it with your quote request.
Coastal Barrier Resources System (CBRS) areas
Parts of the Gulf coast are in the federal Coastal Barrier Resources System. In a CBRS unit, NFIP flood insurance generally isn't available for buildings constructed or substantially improved after the unit's designation date. Destin's and Okaloosa County's map tools show these areas. If your property is in one, private flood is usually the route, and we'll check which carriers will write it.
Destin participates in FEMA's Community Rating System, which can affect NFIP premiums for city properties. See Destin's flood insurance page for details.
Flood insurance on the Florida Panhandle
Our Fort Walton Beach office is at 139 Beal Pkwy SE, Suite 203, Fort Walton Beach, FL 32548, (850) 684-0164. Here's how flood risk shows up locally:
- Gulf, bay and Sound exposure. Storm surge can push in from the Gulf, Choctawhatchee Bay, Santa Rosa Sound and the bayous. Okaloosa Island, Destin Harbor, Mary Esther and Navarre Beach waterfronts all sit near tidal water.
- Flooding outside high-risk zones. Heavy tropical rain floods streets and homes far from the water. After Hurricane Sally in 2020, FEMA reported that about 30% of Florida NFIP flood claims came from properties outside high-risk zones.
- Condos: master vs. unit. Many Destin and Okaloosa Island condo associations carry a master flood policy on the building. It doesn't cover your belongings and may pass a deductible on to owners. Unit owners can buy their own flood coverage. See our condo (HO-6) insurance page.
- Rentals and second homes. NFIP policies on non-primary homes are rated differently, and loss of rental income or additional living expenses aren't included in a standard NFIP policy. Some private flood policies offer them. Tell us how the home is used.
- Citizens policyholders. Florida law (s. 627.715, F.S.) phases in a flood requirement for Citizens personal residential policies with wind coverage. Homes in high-risk zones already need it, and Citizens says all such policies must carry flood by January 1, 2027. Condo unit-owner and tenant policies are exempt.
- Storm timing. When a named storm is in the Gulf, carriers stop binding new flood coverage for our area. NFIP policies also generally wait 30 days. Buy in the spring.
More local help: Panhandle home & wind insurance · flood insurance in Fort Walton Beach · flood insurance in Destin · boat & yacht insurance · storm help.
Flood in Central Florida
Inland Florida floods too. Slow-moving tropical storms and summer downpours can overwhelm drainage around Orlando's lakes and in flat, low-lying neighborhoods, and rivers can stay high for days after a storm. Around Tampa Bay, storm surge is the bigger threat; Hurricane Helene's surge in 2024 flooded many homes in Pinellas and Hillsborough counties. Homeowners and condo policies exclude flood in both places.
Check your address on the FEMA Flood Map Service Center; in Hillsborough County, the county's Find My Flood Zone page links to its flood zone viewer. If you're insured with Citizens, its flood requirement is phasing in for policies with wind coverage. We don't have a Central Florida office; we serve the area by phone, text, and online from Fort Walton Beach at (850) 684-0164.
More: Central Florida home insurance · Tampa Bay home, condo & flood · condo (HO-6) insurance.
Flash floods and flood insurance in Kentucky
Kentucky's flood risk is mostly heavy rain, creeks and rivers rather than surge. Flash flooding can hit homes well outside mapped zones, as the July 2022 floods in eastern Kentucky showed. In Lexington, the city's watershed program covers creeks such as Town Branch, Wolf Run and Cane Run (Lexington watersheds). Louisville faces the Ohio River and its own creek flooding; see our Louisville page.
Most Kentucky homeowners aren't required to buy flood insurance unless a lender requires it, and homeowners policies exclude it. Check your address on the Kentucky Flood Hazard Portal or Lexington's floodplain page, then call our Lexington office at 2240 Executive Dr Ste 103, Lexington, KY 40505, (859) 368-0162. Related: Kentucky homeowners insurance · Lexington office.
Security First and flood: two policies
Security First Insurance Company doesn't sell flood insurance; its FAQ says you need a separate flood policy for flood and storm surge damage. If you have, or are quoting, a Security First home, condo, or landlord policy, pair it with NFIP or private flood. We can set up both in one conversation. See our Security First page.
Subject to Security First Insurance Company underwriting. Coverage, eligibility and rates depend on Security First's underwriting and policy terms. Asshield™ is an independent agency, not Security First Insurance Company.
Our flood carriers
As an independent agency, we compare flood options instead of quoting one company. Availability, limits and eligibility vary by state, address and underwriting.
Depending on the carrier and your address, a policy may be written through the NFIP or as private flood. We’ll tell you which one you’re getting and why. See all of our carrier partners.
Flood insurance questions
Does homeowners insurance cover flood?
No. Standard homeowners, condo and renters policies exclude flood, including storm surge. They generally do cover wind damage, such as a roof damaged by hurricane winds. Flood needs its own policy.
What is the difference between NFIP and private flood insurance?
NFIP flood insurance is backed by FEMA, with standardized coverage capped at $250,000 for a home’s building and $100,000 for contents. Private flood is written by private carriers and often offers higher limits, replacement-cost contents, living expenses and shorter waiting periods, but it isn’t federally backed and can be non-renewed.
How long is the waiting period for flood insurance?
NFIP policies usually take effect 30 days after purchase, with exceptions such as coverage bought at a loan closing. Private flood waiting periods are usually shorter, often about 7 to 15 days, and vary by carrier.
Can I buy flood insurance when a hurricane is coming?
Usually not. Once a named storm threatens an area, carriers typically stop binding new coverage there until the storm passes, and NFIP policies also have a waiting period. Buy flood coverage well before hurricane season.
Do renters need flood insurance?
Renters can’t buy building coverage, but they can buy contents-only flood coverage for their belongings. A landlord’s flood policy covers the building, not the tenant’s furniture, clothes or electronics.
Do I need flood insurance if I’m not in a high-risk flood zone?
It isn’t usually required, but it’s worth considering. Many flood claims come from outside high-risk zones, and coverage there often costs less.
Will my mortgage lender accept a private flood policy?
In most cases, yes. Lenders are required to accept private flood policies that meet federal requirements. We can confirm with your lender before you switch.
Which flood carriers does Asshield work with?
Asshield shops flood coverage with National General (an Allstate company), Progressive, Neptune Flood and Wright Flood, along with the National Flood Insurance Program. Availability varies by state, address and underwriting.
What flood zones require flood insurance in Florida?
Federal rules require flood insurance when a building in a high-risk Special Flood Hazard Area (zones starting with A or V, such as A, AE and VE) has a mortgage from a federally regulated or insured lender. Lenders can also require it elsewhere, and Citizens Property Insurance has its own flood requirement.
Does flood zone X require flood insurance?
Zone X is moderate-to-low risk, and federal rules don't require flood insurance there, though a lender can. Zone X still floods: after Hurricane Sally, FEMA reported that about 30% of Florida NFIP claims came from properties outside high-risk zones.
What are the 30-day waiting period exceptions?
Under the NFIP, there is generally no 30-day wait when coverage is bought in connection with making, increasing, extending or renewing a loan, and a shorter wait can apply when a flood map revision newly places a building in a high-risk area and coverage is bought within 13 months. Ask us whether an exception fits your situation.
Can I get flood insurance with no waiting period?
Private flood waiting periods vary by carrier and are often shorter than the NFIP's, and some situations, such as a home purchase, may qualify for an exception. No carrier will bind new coverage once a named storm is threatening, so don't wait.
Is flood insurance required in Florida?
There is no general state law requiring every Florida homeowner to carry flood insurance. It is required by lenders for federally backed mortgages in high-risk zones, and Citizens Property Insurance requires most personal residential policies with wind coverage to carry flood under a phase-in that reaches all such policies on January 1, 2027. Condo unit-owner and tenant policies are exempt from the Citizens requirement.
Is flood insurance available for contents only?
Yes. Renters can buy contents-only flood coverage, and owners can choose building coverage, contents coverage or both. Contents is always a separate choice on an NFIP policy.
Does my condo association's flood policy cover my unit?
An association master flood policy covers the building, often including some interior elements, but not your belongings, and it may leave gaps or pass a large deductible on to owners as an assessment. Unit owners can buy their own flood policy for contents and certain building gaps. Ask the association for the master flood policy details.
Can I get NFIP flood insurance in a Coastal Barrier Resources System area?
NFIP coverage generally isn't available for buildings constructed or substantially improved in a CBRS unit after that unit's designation date. Private flood may be an option. Destin and Okaloosa County flood maps show CBRS areas.
Do I need flood insurance in Kentucky?
Most Kentucky homeowners aren't required to carry it unless a lender requires it for a high-risk zone. But flash flooding from heavy rain and creeks happens outside mapped zones, and homeowners policies exclude flood. Check your address on the Kentucky Flood Hazard Portal and ask us about options.
We cover your assets
Compare flood options before the next storm
Send us your address and whether your lender requires flood. We’ll compare NFIP and private flood options and explain them in plain English. Serving clients across 12 licensed states.
Educational only: this page is not a policy, quote, or coverage guarantee. Coverage, limits, waiting periods, eligibility and carrier availability vary by state, address, program rules and underwriting, and the policy language controls. Talk with a licensed Asshield agent about your situation.
Explore more: Home insurance · Panhandle home & wind · Renters · Rental properties · Claims & storm help · All coverage