Florida Property Insurance Law Guide for Hollywood Homes

13 min read

Introduction: Why Hollywood, Florida Homeowners Need This Guide

Hollywood sits squarely in Florida’s hurricane alley, bordered by the Atlantic Ocean to the east and the Everglades to the west. Heavy rains, storm surges, aging plumbing, and subtropical humidity make water intrusions and roof leaks everyday realities for local homeowners. Whether you’ve already typed “leak detection company near me” into Google or you’re facing a denied hurricane claim, understanding Florida property insurance law in Hollywood is essential to protecting your biggest investment—your home.

Unfortunately, even the most diligent policyholders run into problems: unexplained claim delays, lowball settlement offers, or outright denials. The good news is that Florida’s statutory framework and recent court decisions provide robust protections—if you know how to use them. This guide delivers step-by-step, location-specific advice, including:

• Key Florida statutes every homeowner should know

• Typical disputes in Broward County: hurricanes, water damage, and more

• Statutory deadlines for submitting proof of loss, mediation, and lawsuits

• How to leverage state-sponsored mediation, appraisal, and bad-faith remedies

• Local resources—from licensed leak detection firms to the Broward County Courthouse

Legal Disclaimer: This guide provides general information, not legal advice. Consult an attorney licensed in Florida for advice about your specific situation.

Understanding Florida Property Insurance Law

1. Core Statutes

Florida’s insurance code is primarily housed in Chapters 624, 626, and 627 of the Florida Statutes.

• Chapter 624 – Defines key insurance terms and grants regulatory authority to the Florida Office of Insurance Regulation (OIR).

• Chapter 626 – Governs adjuster conduct, public adjuster licensing, and unfair claims practices.

• Chapter 627 – Covers policy forms, rates, and policyholder protections, including the “prompt pay” rules.

You can read the full text at the Florida Statutes website.

2. Prompt Payment Requirements (Fla. Stat. § 627.70131)

This statute forces insurers to acknowledge, investigate, and pay or deny claims within defined timeframes:

• 14 days – Acknowledge your initial notice of loss.

• 10 days – Provide a copy of the policy upon written request.

• 60 days – Pay or deny the claim after receiving a sworn proof of loss, unless factors outside the insurer’s control prevent a decision.

3. Bad Faith Protections (Fla. Stat. § 624.155)

If an insurer fails to settle when it could and should have done so, you may file a Civil Remedy Notice (CRN) and seek extra-contractual damages, including attorneys’ fees and, in egregious cases, punitive damages.

4. One-Way Attorney’s Fees (Fla. Stat. § 627.428)

When a policyholder wins any amount in court—even $1 more than the insurer offered—the insurer generally must pay the homeowner’s reasonable attorney’s fees. Recent legislative reforms have modified portions of this rule, but it still applies to many claims filed before December 2022.

Common Property Insurance Disputes in Florida

1. Hurricane & Tropical Storm Damage

Hurricane Irma (2017) and Hurricane Ian (2022) generated hundreds of thousands of claims. Disputes often involve roof uplift, wind-driven rain, and matching repairs. Hollywood’s older stock of mid-century homes is especially vulnerable to roof deck failures.

2. Water Damage & Plumbing Leaks

Cast-iron pipes laid in the 1950s and 1960s are failing across Broward County. Homeowners frequently hire a leak detection company near me to pinpoint the source, only to face insurer pushback over “constant or repeated seepage” exclusions.

3. Mold Intrusion

Florida’s warm, humid climate accelerates mold growth. Policies often cap mold remediation to $10,000 unless you purchased an endorsement. Disputes arise over whether mold resulted from a covered peril (e.g., a sudden pipe burst) versus long-term neglect.

4. Fire & Electrical Damage

Lightning strikes are common during Hollywood’s summer thunderstorms. While fire damage is typically covered, insurers sometimes dispute replacement cost calculations for older electrical systems.

5. Scope & Pricing Conflicts

After major events, insurers deploy catastrophe adjusters from out of state. Their software (e.g., Xactimate) may undervalue South Florida labor and material costs, leading to lowball offers.

Florida Legal Protections & Regulations

1. Notice of Intent to Initiate Litigation (Fla. Stat. § 627.70152)

As of July 1, 2021, policyholders must send a pre-suit notice at least 10 business days before filing a lawsuit. The notice must include an itemized estimate and the disputed amount.

2. Statute of Limitations

• Standard property claim: 5 years from the date of loss (Fla. Stat. § 95.11(2)(b)).

• Hurricane claims: 3 years from the date the hurricane first made landfall (Fla. Stat. § 627.70132).

3. Appraisal Clause

Most policies allow either party to invoke appraisal to resolve disputes over the amount of loss (not coverage). Once demanded, each party selects an independent appraiser; together they pick an umpire. Hollywood homeowners often prefer appraisal because it bypasses lengthy litigation.

4. State-Sponsored Mediation

The Florida Department of Financial Services (DFS) offers free or low-cost mediation for most residential property claims under Fla. Stat. § 627.7015. You can request mediation online via the DFS Consumer Services portal.

5. Recent Court Decisions Impacting Policyholders

• Johnson v. Omega Ins. Co., 200 So. 3d 1207 (Fla. 2016) – Florida Supreme Court affirmed that an insurer must pay replacement cost even before repairs are completed, so long as the policy lacks a “hold-back” provision.

• American Integrity v. Estrada, 276 So. 3d 905 (Fla. 4th DCA 2019) – Clarified that water damage occurring over 14 days may still be covered if the hidden leak started suddenly.

• Hwang v. First Am. Prop., 327 So. 3d 277 (Fla. 2d DCA 2021) – Reinforced policyholder rights in appraisal by limiting judicial interference with completed awards.

Steps to Take After a Property Insurance Dispute

Document Immediately

  Take date-stamped photos, videos, and drone footage (if safe) of all damage. Save receipts for emergency services such as tarping or leak detection.

Review Your Policy

  Locate the declarations page, endorsements, and exclusions. Request a certified copy from your insurer if necessary.

File or Supplement Your Claim

  Use your insurer’s mobile app or email so there’s a digital timestamp. If you discover additional damage, submit a supplemental claim—the statute does not limit valid supplements within the original limitations period.

Get Independent Estimates

  Hire a licensed general contractor or a reputable *leak detection company in Hollywood* to prepare a detailed scope. This counters insurer-supplied estimates that may undervalue labor rates specific to Broward County.

Keep a Claim Diary

  Record every phone call, email, and inspection. Under Fla. Admin. Code R. 69B-220.051, adjusters must act with “prompt, knowledgeable, and courteous” service; documenting lapses supports bad-faith claims.

Invoke Appraisal or Mediation

  If negotiations stall, consider state-sponsored mediation or a contractually mandated appraisal. File the DFS Mediation Request within 90 days of your insurer’s coverage decision to maximize leverage.

File a Complaint with DFS

  Use the [DFS consumer complaint portal](https://www.myfloridacfo.com/Division/Consumers/) to trigger regulatory oversight. Insurers often expedite responses after DFS involvement.

When to Seek Legal Help in Florida

Despite Florida’s homeowner-friendly statutes, insurers wield vast resources. Consider retaining a Hollywood insurance attorney when:

• Your claim is denied without a clear explanation.

• The insurer requests an Examination Under Oath (EUO) loaded with fishing questions.

• The settlement offer is less than your contractor’s estimate by 20% or more.

• You face overlapping coverage disputes (e.g., wind vs. flood).

• The statute of limitations is approaching, and you need to file suit quickly.

Louis Law Group has recovered millions of dollars for Florida policyholders. Our attorneys are licensed in all state and federal courts in Florida, and we advance all litigation costs—no fee unless we win.

Local Resources & Next Steps

• Broward County Courthouse – 201 S.E. 6th Street, Fort Lauderdale. Small-claims and circuit civil filing offices are open 8 a.m.–3:30 p.m.

Florida Office of Insurance Regulation – Market conduct reports and rate filings: Florida OIR. Legal Aid Service of Broward County – Free or low-cost legal help: Legal Aid Broward.

• South Florida Water Management District – Flood maps and preparedness resources.

Remember: You are not powerless against delay tactics or lowball offers. Florida statutes, state-sponsored mediation, and experienced legal counsel give Hollywood homeowners strong leverage to secure full, fair claim payments.

Ready for Action? If your property insurance claim has been delayed, underpaid, or denied, call Louis Law Group at 833-657-4812 for a free case evaluation and policy review. Time limits apply—don’t wait until your rights expire.