Hollywood, Florida Property Insurance | Lawyer's Guide

Introduction: Why This Guide Matters to Hollywood Homeowners

With its Atlantic breezes, historic Broadwalk, and tree-lined neighborhoods such as Emerald Hills and Hollywood Lakes, Hollywood, Florida is a place people invest in—and protect. When a tropical storm pushes water through your roof on Johnson Street or a plumbing line bursts in a Harbor Islands condo, you count on property insurance. Yet far too many Broward County policyholders experience property insurance claim denial hollywood florida style: a short letter, a confusing explanation, and mounting repair bills. This 2,500-plus-word guide arms Hollywood homeowners with practical, Florida-specific information so you can push back, comply with strict timelines, and, when necessary, enlist lawyers for insurance who put policyholders first.

Everything here is grounded in Florida statutes, regulations, and court decisions. You will see how recent reforms—like the 2022 amendments to Fla. Stat. § 627.70132 that shortened the deadline for giving notice of a loss—directly affect Hollywood residents. Whether you live east of U.S. 1 in a 1950s bungalow or west of I-95 in a newer subdivision, this guide explains your rights and highlights steps that often tilt the balance back toward property owners.

Understanding Your Property Insurance Rights in Florida

Key Policyholder Protections

• Right to Prompt Communication – Under Fla. Stat. § 627.70131(1)(a), insurers must acknowledge receipt of a claim in writing within 14 days.

• 90-Day Decision Rule – Fla. Stat. § 627.70131(7)(a) requires carriers to pay or deny a residential property claim within 90 days after notice, unless factors beyond their control exist.

• Up-Front Payment of Undisputed Amounts – Even if an insurer disputes part of the loss, it must pay undisputed damages once coverage is confirmed.

Appraisal & Mediation Options – Many policies contain an appraisal clause. In addition, the Florida Department of Financial Services (DFS) offers a free mediation program for certain property claims (DFS Consumer Services).

• Attorney’s Fees When You Win – If you sue, prevail, and obtain a judgment, Fla. Stat. § 627.428 (for older claims) or § 627.70152 (for newer claims) may allow recovery of reasonable attorney’s fees from the insurer.

Critical Deadlines

• Notice of Loss – As of December 2022, Fla. Stat. § 627.70132 generally requires that you give initial notice within one year after the date of loss (18 months for reopened or supplemental claims). Hurricanes may have separate FEMA extensions.

• Statute of Limitations to Sue – Fla. Stat. § 95.11(2)(e) gives policyholders five years from the date the insurer breaches the policy (usually the denial or underpayment) to file suit.

Missing either deadline can doom an otherwise valid claim, so Hollywood homeowners should calendar these dates the moment a loss happens.

Common Reasons Property Insurance Companies Deny Claims in Florida

While each loss is unique, insurers across Florida routinely rely on a handful of arguments to deny or underpay. Understanding these reasons helps you gather counter-evidence early.

• Late Notice – Given Florida’s compressed one-year notice period, carriers often claim the delay prevented a fair inspection. Preserve photos, invoices, and weather reports to rebut.

• Wear and Tear Exclusion – Insurers may label wind or water damage as “pre-existing deterioration.” Florida courts require carriers to prove the exclusion applies; homeowners can demand an engineer’s explanation.

• Failure to Mitigate – Policies obligate you to take reasonable steps (board-up, tarping). Hiring a licensed Broward contractor quickly shows good faith.

• Flood vs. Wind Debate – Standard homeowners policies exclude storm surge. If you live near the Intracoastal or North Lake, document wind damage separately.

• Material Misrepresentation – Carriers sometimes void policies based on allegations of misstatements in the application. Under Fla. Stat. § 627.409, the misrepresentation must be material and intentional or increase the insurer’s risk.

Frequent use of these tactics underscores why many hollywood homeowners eventually consult a florida attorney.

Florida Legal Protections & Insurance Regulations

Statutes, Codes, and Agencies that Govern Your Claim

Florida Statutes, Chapter 627 – The primary insurance code sets claim deadlines, mediation programs, and penalty interest for late payments (§ 627.70132 – Notice of Property Claim).

• Florida Administrative Code 69O-166 – Establishes the Homeowner Claims Bill of Rights, which insurers must provide within 14 days of the notice of claim.

DFS & Office of Insurance Regulation (OIR) – DFS handles consumer complaints, while OIR approves policy forms and rates (Florida Department of Financial Services).

• Court Precedent – Decisions such as Johnson v. Nationwide, 828 So. 2d 1021 (Fla. 2002), hold that policy interpretation ambiguities favor policyholders.

Attorney Licensing Rules

Only members in good standing of The Florida Bar may practice law here. Florida attorneys must meet the state’s rigorous character and fitness requirements, pass the bar exam, complete continuing legal education (33 hours every three years), and follow the Rules Regulating The Florida Bar—rules that govern fee agreements, advertising, and trust accounts.

Steps to Take After a Property Insurance Claim Denial in Florida

1. Read the Denial Letter Carefully

Identify the specific policy provisions cited. Is the company relying on a roofing exclusion or late notice? Pinpointing the insurer’s rationale frames your response.

2. Gather Supporting Evidence

• Independent estimates from licensed Hollywood contractors.

• Before-and-after photos (Google Street View often shows prior roof condition).

• Weather data from the National Hurricane Center for storm days.

• Receipts proving mitigation costs (tarps, dehumidifiers, temporary housing).

3. Request a Claim Re-Evaluation

Florida law does not obligate carriers to reopen a closed file, but a detailed rebuttal letter with new evidence sometimes prompts payment—especially when you remind the adjuster of potential fee liability.

4. Use the DFS Mediation Program

If the dispute involves a non-catastrophe residential claim of less than $500,000, you can request free state-sponsored mediation. Insurers must pay the mediator’s fee and attend.

5. Consider a Civil Remedy Notice (CRN)

Fla. Stat. § 624.155 allows policyholders to file a CRN alleging the insurer failed to act in good faith. The notice gives the carrier 60 days to cure by paying the claim plus interest. Failing to cure can expose the insurer to extra-contractual damages.

6. File Suit Within the Five-Year Limitations Period

Once a denial becomes final, the clock under § 95.11(2)(e) starts ticking. A seasoned lawyer will draft a complaint citing breach of contract, bad faith (after CRN), and, if relevant, declaratory relief.

When to Seek Legal Help in Florida

Not every disagreement requires immediate litigation, but certain red flags mean it is time to contact a florida attorney:

• Large Loss – Repairs exceed $50,000 or involve total roof replacement.

• Complex Cause – Disputes over whether wind, hail, or plumbing caused the damage.

• Suspected Bad Faith – Delayed inspection, repeated adjuster changes, or lowball offers.

• Imminent Deadline – You are approaching the one-year notice or five-year lawsuit deadline.

Most insurance lawyers, including those serving Hollywood, work on contingency—meaning no fees unless they recover money for you. Under Florida’s fee-shifting statutes, the insurer may ultimately pay your attorney’s fees.

Local Resources & Next Steps

Broward County & Hollywood Contacts

• Hollywood Building Division – Permits and inspection records (2600 Hollywood Blvd.). Helpful when proving pre-loss condition.

• Broward County Property Appraiser – Online records of building age and improvements.

• Broward County Consumer Protection – Complaints against unlicensed contractors.

• Florida DFS Consumer Helpline – 1-877-MY-FL-CFO for mediation requests.

Action Plan for Hollywood Homeowners

• Document damage immediately after a loss—photos, video, receipts.

• Give written notice to your insurer within one year.

• Tarp or mitigate to avoid the “failure to protect property” defense.

• Track all insurer communications and deadlines.

• Consult an insurance lawyer if you face any coverage dispute or delay.

Legal Disclaimer: This guide is for informational purposes only and does not constitute legal advice. Laws change, and every claim is unique. Consult a licensed Florida attorney 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.