Coral Springs Insurance Attorney Property Insurance Guide

Introduction: Why Coral Springs Homeowners Need a Focused Property Insurance Guide

Coral Springs, Florida is no stranger to subtropical storms, afternoon lightning strikes, and the occasional hurricane that sweeps across Broward County. From Wyndham Lakes to Ramblewood, neighborhoods throughout the city share a common reality—homeownership comes with significant weather-related risks. When wind, water, or fire damages your property, you expect your insurer to step up quickly. Unfortunately, many policyholders discover that the claims process can be slow, confusing, and sometimes downright adversarial.

This guide is designed for coral springs homeowners who face a property insurance claim denial or underpayment. Written with a slight bias toward protecting policyholders, it pulls together the most important provisions of Florida insurance law, practical strategies, and local resources so you can stand on equal footing with your carrier. Whether you live near the Sawgrass Expressway or the city’s vibrant downtown, the information below will help you understand your rights, deadlines, and options under Florida statutes and regulations.

Understanding Your Property Insurance Rights in Florida

1. The Policy Is a Contract—But Florida Law Adds Extra Protections

Your insurance policy is a contract governed primarily by Chapter 627 of the Florida Statutes. In addition to contract law, you also benefit from legislatively created consumer protections:

• Homeowner Claims Bill of Rights (Fla. Stat. § 627.7142) – Insurers must acknowledge and begin investigating your claim within 14 days and pay undisputed amounts within 90 days.
• Right to Prompt Communication (Fla. Admin. Code 69O-166.024) – Carriers must respond to all “communications requiring a response” within 14 calendar days.
• Right to Mediation (Fla. Stat. § 627.7015) – You may demand a free, DFS-sponsored mediation if you disagree with the settlement offer or denial.

2. Statutes of Limitations and Statutes of Repose

Understanding deadlines is critical. Missing one can bar your case forever:

• Initial Notice of Claim for Hurricane or Windstorm Damage – Must be provided within two (2) years of the date of loss under Fla. Stat. § 627.70132 (for losses occurring on or after July 1, 2021).
• Lawsuit for Breach of Property Insurance Contract – Generally five (5) years from the date the insurer breaches (Fla. Stat. § 95.11(2)(e)).
• Supplemental or Re-opened Claim – Must be filed within three (3) years of the date of loss for hurricane claims.

3. The Duty of Good Faith

Under Fla. Stat. § 624.155, policyholders may sue an insurer for failing to settle claims in good faith. While the statute requires a civil remedy notice and a 60-day cure period, it provides strong leverage if your carrier acts unreasonably.

Common Reasons Property Insurance Companies Deny Claims in Florida

Insurance carriers often rely on recurring themes when denying claims. Recognizing these can help you prepare a counter-strategy:

• Late Notice – The insurer alleges you reported the claim past policy or statutory deadlines. Keep proof of the date you first notified the carrier.
• Excluded Perils – Florida policies typically exclude flood, earth movement, and wear and tear. Review policy endorsements carefully; sometimes the exclusion is narrower than the insurer suggests.
• Pre-Existing Damage – Adjusters may blame damage on prior events or construction defects. In Coral Springs’ older communities such as Cypress Run, this is common.
• Failure to Mitigate – Carriers might claim you didn’t tarp the roof or remove water quickly. Document every mitigation step and save receipts.
• Misrepresentation or Fraud – Even innocent mistakes on the application or proof of loss can trigger a denial. Under Fla. Stat. § 627.409, material misrepresentations can void coverage, but the burden is on the insurer.

Florida Legal Protections & Insurance Regulations

1. Florida Department of Financial Services (DFS)

The DFS regulates insurer conduct, licenses adjusters, and administers consumer mediation. You can file a complaint or request mediation online through the DFS Division of Consumer Services.

2. Public Adjusters and Assignment of Benefits (AOB)

Florida allows licensed public adjusters to advocate for policyholders, but Chapter 627 now limits their fees to 10% on hurricane claims during the first year post-storm. The 2019 AOB reform (Fla. Stat. § 627.7152) curbed contractors’ ability to take over claims, aiming to reduce litigation.

3. Attorney Fees and the One-Way Fee Statute

Historically, Fla. Stat. § 627.428 required insurers to pay a policyholder’s reasonable attorney fees after a favorable judgment. Recent legislative amendments (effective December 2022) replaced it with § 57.104, introducing a sliding-scale mechanism. While the new law narrows automatic fee recovery, policyholders may still recoup fees if they prevail.

4. Licensing Rules for Florida Attorneys

Only attorneys admitted to The Florida Bar may represent you in court. Out-of-state lawyers must associate with local counsel through pro hac vice. When choosing a florida attorney, verify active status on the Bar’s website.

Steps to Take After a Property Insurance Claim Denial in Florida

1. Review the Denial Letter Thoroughly

Florida law (Fla. Admin. Code 69O-166.024) requires insurers to cite specific policy provisions supporting a denial. Cross-check each citation with your policy.

2. Request Your Complete Claim File

Under the Unfair Insurance Trade Practices Act (Fla. Stat. § 626.9541(1)(i)), you may request documents relied upon in the denial. This includes photographs, expert reports, and recorded statements.

3. Document Everything

Create a timeline documenting phone calls, e-mails, and inspections. Photographs of the damage, invoices, and remediation receipts can counter the insurer’s narrative.

4. Demand DFS Mediation

Mediation is non-binding, free, and can often break a stalemate in 60–90 days. File Form DFS-I0-M9-1817 online or call the DFS helpline at 1-877-693-5236.

5. Issue a Civil Remedy Notice (CRN) If Necessary

A CRN puts the insurer on notice of alleged bad faith and triggers a 60-day cure window. Failure to cure may open the door to extra-contractual damages.

When to Seek Legal Help in Florida

While many claims are resolved with persistence, complex or high-value losses often require an insurance attorney. Consider counsel if:

• The carrier alleges fraud or misrepresentation.
• Damage exceeds $50,000 or involves structural issues requiring engineers.
• The denial appears based on a questionable exclusion.
• The carrier offers a settlement far below contractor estimates.

Florida attorneys typically work on contingency (no fee unless they recover money). Under updated fee statutes, they must provide a written fee agreement explaining percentages and possible costs.

Local Resources & Next Steps

1. Coral Springs Building Department

Before initiating repairs, ensure you obtain permits at 9500 West Sample Road. Unpermitted work can void coverage.

2. Broward County Property Appraiser

Access historical property records and aerial photos that can prove pre-loss condition.

3. Florida DFS Consumer Helpline

Call 1-877-693-5236 to ask questions about policy language, complaint history, or mediation.

4. Small Claims vs. Circuit Court

Claims under $8,000 may be filed in Broward County Small Claims Court in Deerfield Beach. Larger disputes are heard in the Seventeenth Judicial Circuit in Fort Lauderdale.

5. Reputable Contractors & Public Adjusters

Check licenses at Florida DBPR License Search and insist on written estimates.## Authoritative References

Florida Homeowner Claims Bill of RightsFlorida Department of Financial Services Consumer DivisionThe Florida Bar – Attorney License Verification Legal Disclaimer: This guide is provided for informational purposes only and does not constitute legal advice. Laws and regulations change frequently. Consult a licensed Florida attorney for advice regarding your specific situation.

If your property insurance claim was denied, call Louis Law Group at 833-657-4812 for a free case evaluation and policy review.