Miami and Miami-Dade County
Miami home insurance guide
Whether you own a Brickell condo, a home in Little Havana, or a rental in Coconut Grove, this guide covers the local risks and requirements to plan for and how Orange Homeowners (HO-3), Condo (HO-6), and Dwelling Fire (DP-3) policies fit Miami properties. A local independent agent can help you compare options for your home.
Know your area
Four things Miami property owners should plan for
Miami has some of Florida’s highest hurricane exposure, a skyline full of condo towers, and building and insurance rules that differ from the rest of the state. Here’s what to factor into your coverage.
Hurricanes and the HVHZ
Miami-Dade and Broward make up Florida’s High-Velocity Hurricane Zone (HVHZ), where the Florida Building Code sets stricter standards for roofs, windows, and doors. For Orange to recognize opening protection on a home in the HVHZ, every opening must be protected with products approved for use in the HVHZ, such as those with a Miami-Dade Notice of Acceptance.
Wind damage is covered under a policy that includes wind coverage, subject to a separate hurricane deductible.
Storm surge and tidal flooding
Low elevation means storm surge, heavy rain, and high tides can all cause flooding. Homeowners, Condo, and Dwelling Fire policies typically don’t cover flood, so it takes a separate flood policy.
Homes in a FEMA high-risk flood zone (zones starting with A or V) must carry flood insurance to be insured with Orange.
Condo safety laws
After the 2021 Surfside collapse, Florida began requiring milestone structural inspections and structural integrity reserve studies for condo buildings three stories or taller. Inspections start when a building turns 30, or 25 if it’s within three miles of the coast. Some associations have raised dues or charged special assessments to meet the rules.
Know what your condo policy does, and doesn’t, cover.
Be ready for an inspection
In Miami-Dade, new Orange Homeowners policies require an inspection that includes the inside of the home, with a re-inspection every three years. Roof age limits for new policies also differ here, depending on the roof material.
Have your roof permit or replacement paperwork ready to speed things up.
Your home, your situation
Which Orange policy fits your Miami property
The right policy depends on the kind of property you own and how you use it. Your agent will confirm what your home qualifies for.
| PolicyBest fit | Miami tipWhat to ask | |
|---|---|---|
| Homeowners (HO-3) | A single-family home or townhouse you live in, from Little Havana to Coconut Grove. Also a seasonal or second home you don’t rent out. | Plan for an interior inspection, and have your roof permit or replacement paperwork ready. Your agent can tell you the roof age limits for your roof type. |
| Condo (HO-6) | A condo unit in Brickell, Downtown, Edgewater, or anywhere in Miami, whether you live there, use it seasonally, or rent it out. | Your association’s master policy covers the building. Condo coverage helps protect your unit’s interior, your belongings, and your liability. It includes $2,000 of loss assessment coverage, which you can increase to $5,000. New condo policies in Miami-Dade require proof of prior insurance. |
| Dwelling Fire (DP-3) | A home or building of up to four units that you rent to others, on a long-term lease or as a short-term rental, or a home you own but don’t live in full time. | If you live more than 100 miles away, you’ll need a local management company or relative to look after the property. Homes rented for parties or events, and student housing, don’t qualify. |
Coverage, limits, and deductibles are subject to eligibility, underwriting guidelines, and policy terms.
Before storm season
A Miami property owner’s coverage checklist
Review these with your agent when you buy and again before each storm season. Changes are much easier to make on a calm day than when a storm is on the way.
- Know your hurricane deductible in dollars, not just as a percentage
- Look up your FEMA flood zone and decide whether you need a separate flood policy
- Confirm your shutters or impact windows are approved for the HVHZ, and keep the paperwork
- Ask your condo association about its milestone inspection and reserve study
- Make sure your home is insured for what it would cost to rebuild
- Know your Miami-Dade evacuation zone
- Ask whether your roof or opening protection may qualify for mitigation discounts
- Make changes before a storm threatens: new policies and coverage increases can’t be bound once a hurricane or tropical storm warning is in effect for your area
If your policy includes wind coverage, the hurricane deductible may be a flat amount or a percentage of your home’s insured value. For example, a 2% hurricane deductible on a home insured for $400,000 is $8,000. This example is for illustration only.
Common questions
Miami home insurance FAQs
What is the High-Velocity Hurricane Zone?
The High-Velocity Hurricane Zone (HVHZ) is the part of the Florida Building Code that applies to Miami-Dade and Broward Counties. It sets stricter standards for roofs, windows, doors, and other building products than the rest of the state. Products used in the HVHZ, such as shutters and impact windows, need a Miami-Dade Notice of Acceptance or a Florida product approval for use in the HVHZ.
Does condo insurance cover special assessments from Florida’s condo safety laws?
Usually not. Orange Condo (HO-6) includes $2,000 of loss assessment coverage, with a $250 deductible, which you can increase to $5,000. It covers your share of an association assessment after a covered loss, such as hurricane damage to the building. It doesn’t cover assessments to pay for milestone inspections, reserve studies, routine repairs, or building reserves.
Does homeowners insurance cover storm surge in Miami?
No. Storm surge is considered flooding, and Homeowners, Condo, and Dwelling Fire policies typically don’t cover flood damage. Flood coverage requires a separate policy. Orange offers flood insurance through Wright Flood, under the National Flood Insurance Program (NFIP).
Do I need flood insurance in Miami?
If your home is in a FEMA high-risk flood zone (a zone starting with A or V), Orange requires it to carry flood insurance. Outside those zones, your lender may not require it, but flooding can still happen, especially during heavy rain and tropical storms. Flood policies usually don’t take effect right away, so it’s best to decide before a storm is on the way.
Look up the FEMA flood zone for your address with What’s My Risk?
Why does Orange need to inspect my Miami home?
In Miami-Dade, new Orange Homeowners policies require an inspection that includes the inside of the home, with a re-inspection every three years. The inspection confirms the condition of the roof, plumbing, electrical, and other systems. Your agent will help you schedule it.
What policy do I need for a Miami rental property?
For a home or building of up to four units that you rent to others, Orange Dwelling Fire (DP-3) covers long-term and short-term rentals. For a condo unit you rent out, Orange Condo (HO-6) can cover it with a rental endorsement when the unit qualifies. Homeowners (HO-3) is for homes you live in and isn’t available for homes that are rented.
Can I buy home insurance in Miami when a hurricane is coming?
Usually not. Once a hurricane or tropical storm warning is in effect for your area, Orange can’t bind new policies or coverage increases, such as higher limits or lower deductibles, until the restriction is lifted. The best time to buy or change coverage is well before storm season.
How do I find an Orange agent in Miami?
Orange policies are sold through local independent agents. Find an agent near you by ZIP Code or your current location. Your agent can compare coverage options for your home and help you choose.
Compare your options with a Miami agent
An independent Orange agent can walk you through wind, flood, inspections, and condo coverage for your Miami home, condo, or rental, and help you choose the coverage that fits.
Important coverage information: This guide is provided for informational purposes only and does not change or replace the terms of any policy. Coverage, limits, deductibles, discounts, and wind coverage availability are subject to eligibility, underwriting guidelines, and the terms, conditions, and exclusions of your policy. Sinkhole loss coverage is optional, is available for an additional premium, and is subject to eligibility and a separate deductible. Flood insurance is a separate policy offered through Wright Flood and is subject to National Flood Insurance Program rules, waiting periods, and eligibility requirements. Please consult your independent agent about the options available for your property.
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