Industry Insight: King Tides Flood Coastal Homes, What PAs Should Know

Background: King Tides Reach Homes and Businesses on Both Coasts

King tides have inundated parts of both U.S. coasts this week, flooding streets and pushing seawater into homes and businesses in beach communities in California, Florida and the Carolinas. According to reporting from Insurance Journal, the tides began with the full moon earlier this week and could cause flooding in some areas into the weekend. King tides result from the gravitational pull and alignment of the Earth, moon and sun. They can occur several times a year and last several days.

Forecasters said additional factors made this week's tides worse. In Florida, strong high pressure to the north and low pressure over the Caribbean increased swells, according to a National Weather Service meteorologist in Miami. On the California coast, the ongoing super El Niño has warmed the ocean and increased the volume of seawater. Kelvin waves, pulses of warm water that lift sea level, were also a factor.

What Was Reported

• Record high tides were set this week in Santa Barbara, San Pedro, San Diego and La Jolla, according to the weather service.
• Officials closed a flooded section of the Pacific Coast Highway in Southern California. Residents in Sunset Beach reported water overtopping sandbags and entering garages and ground-floor apartments.
• Most of Florida's Atlantic coast was under flood warnings through early Friday.
• Street flooding was reported in South Carolina coastal cities, including Charleston and Myrtle Beach.
• In Fort Lauderdale, access to waterfront venues for a major in-water boat show required driving through flooded streets near marinas, hotels and convention centers.

This is not a named storm event. There is no hurricane, no wind field and no declared storm. For property owners and the professionals who help them, that matters a great deal for how losses are classified and insured.

Why This Matters for Public Adjusters

Tidal flooding on a clear day often produces the hardest kind of claim. Many policyholders assume "water damage" is covered. In reality, coverage depends on the source of the water, the policy form and any separate flood coverage in force.

1. Standard Homeowners Policies Typically Exclude Flood

Standard homeowners forms generally exclude flood and surface water, including tidal water. A policyholder whose home took on seawater during a king tide will often find the loss falls outside the homeowners policy. Coverage, if any, usually comes from a National Flood Insurance Program (NFIP) policy or a private flood policy. Confirm which policies were in force on the date of loss, and read the actual definitions and exclusions rather than relying on the declarations page.

2. How the Policy Defines Flood Matters

The NFIP Standard Flood Insurance Policy defines a flood as a general and temporary condition of partial or complete inundation of normally dry land from, among other causes, the overflow of inland or tidal waters or the unusual and rapid accumulation or runoff of surface waters. Tidal inundation of streets, driveways and ground floors fits squarely within that concept. Private flood forms vary, so compare the language carefully. Differences in definitions, waiting periods, sublimits and exclusions for items such as finished basements, landscaping and seawalls can change the outcome.

3. Mixed-Cause Losses Require Careful Documentation

Not every wet property this week lost value solely to rising tides. Rain, failed drainage, backflow through storm systems, roof or window leaks and plumbing failures can all occur at the same time. Where the causes overlap, the cause-of-loss analysis drives which policy responds. Documenting the source and path of the water early, with dated photographs, high-water marks, moisture readings and tide data, can be the difference between a supported claim and a disputed one.

4. Watch the Deadlines

Flood claims carry strict procedural requirements. Under the NFIP, policyholders generally must give prompt notice and submit a signed, sworn proof of loss within the period stated in the policy, commonly 60 days after the loss unless the insurer extends it. Florida also imposes statutory notice limits on residential and commercial property claims. Under section 627.70132, Florida Statutes, notice of an initial or reopened claim is generally due within one year of the date of loss, and notice of a supplemental claim within 18 months. Confirm the current statutory language and the policy terms for each file before you rely on any deadline.

Practical Takeaways for Public Adjusters

• Identify every policy first. Ask for homeowners, flood (NFIP and private), commercial property and any endorsements. Do not assume a client without flood coverage has no claim until you have reviewed all of them.
• Document the water source. Capture photos, video, high-water lines and timestamps. Save local tide gauge data and National Weather Service flood warnings for the date of loss.
• Mitigate and keep receipts. Policies require reasonable steps to protect the property from further damage. Pump-out, drying and removal costs should be itemized and retained.
• Calendar proof-of-loss and notice dates immediately. Missing a flood proof-of-loss deadline can jeopardize recovery.
• Separate flood damage from other damage. If the property also suffered wind, rain intrusion or plumbing damage, build a scope that allocates each item to its cause of loss and the responsive policy.
• Expect repeat events. Forecasters said minor flooding could continue through the weekend. Advise clients on whether repeated inundation creates new dates of loss or continuing damage, and document each occurrence.
• Check commercial exposures. Businesses near marinas and waterfront venues may have business income or extra expense questions that depend on the policy's flood terms and any civil authority provisions.

Impact on Policyholders

Many people living in coastal communities have never experienced flooding at this level in their homes. Some reported being flooded on consecutive days. Policyholders often delay reporting because the water recedes quickly and the damage appears minor. Hidden moisture in drywall, insulation, flooring and electrical components can cause mold and further deterioration well after the water is gone. Prompt reporting and professional moisture assessment protect both the property and the claim.

Policyholders should also expect scrutiny from carriers. When a loss involves tidal water, insurers may quickly point to flood exclusions or to the limits of a flood policy. A thorough, well-documented presentation, along with a close reading of the policy language, helps ensure that covered damage is not missed and that any wrongful denial or underpayment is challenged on a strong record.

Broader Context

The same Insurance Journal report notes that Miami Beach buildings are sinking at different rates, according to a recent study, a reminder that elevation, construction and sea-level conditions continue to shape coastal risk. As high-tide flooding becomes more frequent, coverage disputes involving flood definitions, causation and policy deadlines are likely to become more common in Florida and other coastal states.

How Louis Law Group Can Help

Louis Law Group represents Florida policyholders and works alongside public adjusters on property damage claims that have been denied, delayed or underpaid. If a client's claim involves tidal flooding, disputed cause of loss, a flood exclusion, a proof-of-loss problem or a low carrier estimate, our attorneys can review the policy, evaluate coverage and advise on next steps, including appraisal and litigation where appropriate.

Contact Louis Law Group at (833) 657-4812 for a consultation on your clients' claims. Early review helps preserve deadlines and rights.

This article is for general informational purposes and is not legal advice. Coverage depends on the specific policy language and facts of each loss.

Source: Insurance Journal - King Tides Inundate Streets and Flood Homes and Businesses on Both US Coasts