Fort Lauderdale homeowners pay among the highest insurance premiums in the nation — averaging $17,000+ annually — yet navigating a claim remains unnecessarily complex. Palm Build handles the entire insurance restoration process: documentation, adjuster coordination, supplement negotiation, and Florida-specific deadline compliance. With 10+ active carriers in Broward County, AOB reform reshaping claims, and hurricane deductibles running 2-5% of dwelling value, you need a restoration partner who understands this market inside out.
Same day
Emergency Response
24/7
Dispatch Available
IICRC
Certified Technicians
Fort Lauderdale Insurance Market
Fort Lauderdale sits in one of the most expensive and volatile insurance markets in the United States. Multiple carriers have exited the Florida market since 2020, premiums have surged to an average exceeding $17,000 annually, and Citizens Property Insurance Corporation — the state's insurer of last resort — now carries approximately 395,144 active policies with a $700,000 dwelling coverage cap. Senate Bill 2A (January 2023) banned Assignment of Benefits (AOB) for policies issued or renewed after January 1, 2023, fundamentally changing how restoration claims are filed and paid. With hurricane deductibles running 2-5% of dwelling value on a median $617,000 home, flood insurance excluded from standard HO-3 policies, and mold coverage typically capped at $10,000 — understanding this landscape before filing a claim is essential. Palm Build navigates this complexity so Fort Lauderdale homeowners get the coverage they've been paying for.
$17,000+
Average annual premium
Fort Lauderdale homeowners insurance costs among the highest in the nation — driven by hurricane exposure, carrier exits, and litigation costs
395K+
Citizens active policies
Citizens Property Insurance — Florida's insurer of last resort — carrying massive exposure as private carriers exit the market
2-5%
Hurricane deductible
$12,340-$30,850 out of pocket on the median $617K Fort Lauderdale home before wind coverage kicks in
1 Year
Filing deadline
Fla. Stat. 627.70132 requires new claims within 12 months of the date of loss — supplementals within 18 months
AOB Banned
Post-Jan 2023
Assignment of Benefits eliminated for new policies — you remain the policyholder and direct the claim process
10+ Carriers
Writing in Broward
From State Farm ($4,970) to Citizens ($27,898) — each with different claim processes and documentation requirements
From the moment you discover damage through final claim closure — here's exactly what happens during a Fort Lauderdale insurance restoration claim, including Florida-specific deadlines that are strictly enforced.
You discover property damage — a burst pipe flooding your Fort Lauderdale home, hurricane wind tearing through your roof, or fire destroying a room. Call Palm Build and your insurance carrier simultaneously. Under Florida Statute 627.70132, you must report property damage within 1 year of the date of loss. Your policy also requires immediate mitigation to prevent further damage. In Fort Lauderdale's subtropical climate, 24 hours of standing water creates mold conditions.
Before any cleanup begins, Palm Build's IICRC-certified technicians document every affected area with comprehensive photography, thermal imaging, and moisture mapping. We classify damage by cause — critical in Fort Lauderdale where wind damage (homeowners policy), flood damage (separate NFIP or private flood policy), and water intrusion from failed building envelope must be documented separately for proper coverage determination.
Your insurance carrier is notified and a claim is opened. We provide initial damage documentation to establish the scope. Under Florida's post-AOB reform (SB 2A, January 2023), you remain the policyholder directing the claim — Palm Build works for you, not through an AOB assignment. We prepare the initial documentation package that accompanies your claim filing.
Emergency mitigation runs parallel to documentation: water extraction with truck-mounted equipment, structural drying with dehumidifiers calibrated for Fort Lauderdale's 70%+ ambient humidity, board-up and tarping for wind damage, or fire debris clearing. Daily drying logs begin immediately — these data-logged moisture readings justify equipment placement and timeline to adjusters.
Your carrier assigns a field adjuster. Under Florida Statute 627.70131, the insurer must begin investigation within 14 days and provide a coverage determination within 60 days. We coordinate the inspection, walk the property with the adjuster, and provide our complete documentation package including thermal imaging, moisture maps, and our Xactimate estimate using localized Fort Lauderdale pricing.
The adjuster reviews our documentation against their own inspection and develops a scope of work. Any discrepancies are addressed through direct adjuster communication — we present our Xactimate line items alongside theirs and resolve differences with photographic and scientific evidence. For Fort Lauderdale homes with CBS construction, barrel tile roofing, and waterfront finishes, proper material pricing is critical to accurate scoping.
Once the scope is approved, full restoration begins. Throughout reconstruction, we document progress at every milestone — demolition, rough-in, Broward County inspections, specialty material installation, and finish work. This ongoing documentation supports supplement requests for hidden damage discovered during demolition and provides your carrier evidence that the approved scope is being executed correctly.
Approximately 65-75% of Fort Lauderdale restoration projects require at least one supplement for hidden damage discovered during demolition — moisture behind CBS stucco walls, mold in concealed cavities, structural damage under finished surfaces. Palm Build documents supplemental damage within 48 hours of discovery and submits with photos, moisture data, and updated Xactimate line items. Florida's 18-month supplemental claim deadline applies.
Final walkthrough confirms every scope item has been completed. A completion certificate is provided to your carrier along with final photos, Broward County inspection records, and a summary of all work performed. Your carrier releases final payment including recoverable depreciation holdback upon verified completion. NFIP flood claims require a separate 60-day proof of loss, which we prepare on your behalf.
Documentation That Wins Claims
Insurance claims are won or lost on documentation — especially in Florida's contentious market where carriers scrutinize every line item. Under AOB reform, you coordinate directly with your carrier, making the quality of your contractor's documentation more critical than ever. Here are the six documentation types Palm Build produces on every Fort Lauderdale restoration project.
Complete photo and video documentation of all damage before any cleanup begins. This establishes the baseline condition your adjuster references for the entire claim. In Fort Lauderdale's CBS homes where water damage hides behind stucco and impermeable finishes, initial photography is supplemented with moisture mapping that proves the full extent of damage before cleanup alters the scene.
Infrared thermal cameras reveal moisture trapped behind CBS stucco walls, under tile and marble floors, and in ceiling cavities — damage invisible until catastrophic. Pin-type and non-invasive moisture meters quantify moisture content of every affected material. For Fort Lauderdale waterfront homes where saltwater intrusion complicates damage patterns, thermal imaging distinguishes between fresh and saltwater-affected materials.
Data-logged moisture readings taken every 24 hours during drying. In Fort Lauderdale's subtropical environment where ambient humidity regularly exceeds 70%, proving that professional drying equipment was necessary — not natural evaporation — requires scientific documentation. Daily logs show progressive moisture reduction against IICRC dry standards, justifying equipment placement and timeline to adjusters.
Line-item estimates written in the same software and pricing database your insurance carrier uses. Every damaged item is measured, described, and priced per Xactimate's localized cost database for the Fort Lauderdale FL market — including impact-rated windows, CBS construction repairs, and waterfront finish materials that are standard in this market but often under-priced in generic estimates.
Each item of damage is classified by its specific cause — wind, flood, fire, sudden water discharge, mold — because different causes are covered by different policies or have different sublimits. For Fort Lauderdale hurricane claims, this wind vs. flood classification is the most consequential decision in the entire claim. Water entering through a wind-damaged roof is wind (HO-3). Water rising from storm surge is flood (NFIP). We document entry point and causation for every item.
Documentation at every major milestone — demolition revealing hidden damage, rough-in completion, Broward County inspection passage, specialty material installation, and final completion. Ongoing documentation supports supplement requests for concealed damage discovered during demolition and provides your carrier evidence that the approved scope — including Florida Building Code wind mitigation upgrades — was executed correctly.
Know Your Coverage
Fort Lauderdale homeowners face unique coverage gaps: flood damage excluded from standard policies, hurricane deductibles running 2-5% of dwelling value, mold capped at $10,000, and sewer backup requiring a separate endorsement. Understanding these distinctions before filing is the difference between full coverage and a costly surprise.
Covered
Covered (2-5% Deductible)
Comprehensive
NOT in Standard HO-3
Limited ($10K Typical)
Endorsement Required
Common Pitfalls
These are the six most common reasons Broward County restoration claims are partially or fully denied — and how Palm Build's documentation and process expertise helps prevent each one.
Florida carriers aggressively distinguish between "sudden and accidental" damage (covered) and "gradual deterioration" or "maintenance failure" (excluded). In Fort Lauderdale's subtropical climate, wear on building components accelerates — AC drain lines clog faster, pipe joints corrode sooner, roof membranes degrade under UV exposure. Carriers argue the damage was pre-existing or developed gradually. Without documentation tying the loss to a specific sudden event, the claim is denied.
How Palm Build prevents this: Document the specific event that caused the damage — the date, time, and circumstances. Palm Build establishes clear causation timelines that distinguish covered sudden events from excluded maintenance issues.
Carriers in the Fort Lauderdale market frequently deny claims by arguing the damage existed before the loss event — especially for CBS stucco homes where moisture can hide behind walls for extended periods. If your home had a prior claim, a previous inspection noting wear, or any documented condition that predates the current loss, the carrier may attribute new damage to the old condition.
How Palm Build prevents this: Palm Build documents current damage conditions with dated thermal imaging and moisture mapping that establishes a clear baseline at the time of loss, differentiating new damage from any prior conditions.
Florida Statute 627.70132 requires policyholders to report property damage within 1 year of the date of loss — reduced from 2 years by SB 2A in 2023. For Fort Lauderdale homes with slow water intrusion where damage develops gradually behind impermeable finishes, delayed discovery is common. By the time mold appears on an interior wall, the carrier argues the loss date has passed. Supplemental claims have an 18-month deadline.
How Palm Build prevents this: Report any suspected damage immediately, even if minor. Document the date you first noticed signs. Palm Build establishes discovery timelines that support legitimate delayed-discovery claims.
Carriers deny or reduce claims when documentation doesn't meet their standards. A few phone photos and a handwritten estimate won't support a $50,000+ Fort Lauderdale claim. Adjusters need thermal imaging, moisture maps, daily drying logs, Xactimate line-item estimates, cause-of-loss classification, and progress photography. Under Florida's post-AOB reform, where you coordinate directly with your carrier, the quality of your documentation is even more critical.
How Palm Build prevents this: Palm Build produces six types of documentation on every project: pre-mitigation photography, thermal imaging, moisture mapping, daily drying logs, Xactimate estimates, and progress/completion photos — all formatted to carrier standards.
During hurricane events, Fort Lauderdale homes frequently experience both wind damage (homeowners policy) and flood/storm surge damage (requires separate flood policy). Without cause-specific documentation, carriers attribute water intrusion to storm surge (excluded from HO-3) rather than wind-driven rain entering through damaged roofing (covered). For homes without flood insurance, this single classification decision determines whether the claim is paid or denied entirely.
How Palm Build prevents this: Palm Build documents every item of damage by its specific cause and entry point — wind, flood, or water discharge — with photographic and scientific evidence that supports proper coverage classification.
Citizens Property Insurance includes a cosmetic damage exclusion for hail damage — meaning if hail damages your roof tiles, screens, or exterior surfaces but doesn't affect their structural function, Citizens will not pay to replace them. This exclusion surprises many Fort Lauderdale homeowners during storm season. Some private FL carriers have adopted similar exclusions.
How Palm Build prevents this: If you're on Citizens or a carrier with cosmetic exclusions, Palm Build documents whether hail and wind damage has affected the structural integrity or function of building components — not just their appearance — to support coverage when functional damage exists.
Industry-Standard Estimating
Xactimate is the estimating software used by virtually every insurance carrier in Florida to price restoration work. When a contractor submits an estimate in a different format — a handwritten bid, a generic spreadsheet, or competing software — the adjuster must manually translate every line item into Xactimate for comparison. In Florida's post-SB 2A environment where carriers process claims more cautiously than ever, this translation adds days to weeks of delay and introduces errors that reduce your payout.
Line-item transparency: Every item in your Fort Lauderdale restoration is individually measured, described, coded, and priced. You can see exactly what your carrier is paying for — and so can your adjuster. This transparency protects both you and the carrier under Florida's post-AOB framework and ensures fair reimbursement for every scope item.
We Work With Every Carrier
Palm Build works with every carrier writing homeowners policies in the Fort Lauderdale and Broward County market. Premium ranges vary dramatically — from $4,970 with State Farm to $27,898 with Citizens — reflecting each carrier's risk assessment of South Florida's hurricane exposure, flood risk, and litigation environment. Our Xactimate-based documentation works with any carrier's claims workflow.
| Carrier | Avg Premium | Type | Notes |
|---|---|---|---|
State Farm | $4,970 /yr | National | Largest national carrier still writing in FL. Competitive rates but selective underwriting in coastal Broward. |
Nationwide | $5,209 /yr | National | Established claims process. Generally faster adjuster response. Standard documentation accepted. |
Security First | $5,552 /yr | FL-Domestic | Florida-only carrier. Familiar with CBS construction and local building codes. Responsive to Xactimate estimates. |
American Integrity | $10,797 /yr | FL-Domestic | Growing FL-domestic carrier. Absorbed some Citizens depopulation policies. Strong claims handling team in South FL. |
Florida Peninsula | $11,332 /yr | FL-Domestic | Active in Broward County. Xactimate-native documentation preferred. Known for thorough adjuster inspections. |
Heritage Insurance | $14,262 /yr | FL-Domestic | Significant South FL presence. Detailed documentation requirements. Supplement process can be multi-cycle. |
State Farm, Nationwide, Allstate
National carriers have established claims processes but often use out-of-state adjusters during CAT events who may not understand CBS construction, barrel tile replacement costs, or Florida Building Code hurricane hardening requirements. Xactimate documentation with localized Fort Lauderdale pricing prevents under-scoping.
Security First, American Integrity, Heritage, Florida Peninsula
Florida-domestic carriers understand local construction but often have tighter claims budgets and more aggressive supplement review. Detailed cause-of-loss documentation and line-item Xactimate estimates are critical for full approval on the first cycle.
State insurer of last resort
Citizens has specific documentation requirements, a $700K dwelling cap, cosmetic damage exclusions for hail, and unique claim processing timelines. During depopulation events — when Citizens moves policies to private carriers — active claims can transfer mid-process, requiring careful coordination with both the outgoing and incoming carrier.
The Palm Build Advantage
Six advantages that ensure Fort Lauderdale homeowners get the full coverage they've been paying for — in a market where premiums average $17,000+ annually.
Every estimate, supplement, and change order is written in the same software and pricing database your carrier uses. No format translation, no re-entry errors, no weeks of back-and-forth. In Florida's post-SB 2A environment where carriers scrutinize every line item, Xactimate-native estimating is the most effective tool for accelerating claim approval and ensuring fair reimbursement.
Fort Lauderdale's coastal exposure means hurricane claims often involve both wind damage (homeowners policy) and flood damage (separate policy). We classify every item of damage by its specific cause and entry point — the single most consequential classification decision in a hurricane claim. This protects you from incorrect coverage determinations that can cost tens of thousands.
Our insurance coordination, documentation, adjuster meetings, and supplement negotiation are included in the restoration scope and paid by your carrier — not out of your pocket. Under Florida's post-AOB framework, we work directly for you as the policyholder. Your only direct cost is your policy deductible.
We meet with your adjuster on-site, walk the property together, and provide our complete documentation package directly. In Fort Lauderdale's stressed insurance market where adjusters manage heavy claim loads — especially post-hurricane — a well-organized contractor who speaks their language gets priority attention and faster approvals.
Approximately 65-75% of Fort Lauderdale restoration projects require at least one supplement for hidden damage discovered during demolition. Our supplemental documentation includes photos, moisture data, and updated Xactimate line items submitted within 48 hours of discovery. Most Palm Build supplements resolve in one revision cycle — saving weeks compared to multi-cycle negotiations.
From State Farm ($4,970 avg) to Citizens ($27,898 avg) — we know each carrier's claims process, documentation preferences, supplement requirements, and typical response timelines. Whether you have a national carrier, a FL-domestic insurer, or Citizens as your insurer of last resort, Palm Build has the carrier-specific expertise to navigate your claim efficiently.
Common Questions
Answers to the most common insurance restoration questions from Fort Lauderdale and Broward County homeowners — including Florida-specific deadlines, AOB reform, hurricane deductibles, and carrier coordination.
Palm Build handles the entire insurance process — documentation, adjuster coordination, supplement negotiation, Florida-specific deadline compliance — so you can focus on getting your home back. We work with every carrier in the Fort Lauderdale and Broward County market.
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