Home Insurance Attorney Guide: Property Insurance in Hollywood, Florida

Introduction: Why Hollywood, Florida Homeowners Need a Focused Guide

Hollywood, Florida sits between Fort Lauderdale and Miami, enjoys more than 3 miles of Atlantic shoreline, and is known for its ArtsPark, historic downtown district, and mid-century neighborhoods. Yet living in Broward County also means facing Atlantic hurricane seasons, king-tide flooding, and sudden summer thunderstorms. In 2022 alone, the Florida Office of Insurance Regulation reported more than 160,000 residential property claims in Broward County, many originating from Hollywood ZIP codes such as 33019, 33020, and 33021. A sizable portion of those claims were either underpaid or denied outright.

This location-specific legal guide empowers Hollywood homeowners with practical steps, Florida statute citations, and local resources for combating a property insurance claim denial hollywood florida. Written with a pro-policyholder perspective, it highlights tools Florida law provides to balance the negotiating table with insurers. By understanding your rights, deadlines, and when to call a qualified Florida attorney, you increase the odds of a full and fair recovery.

Understanding Your Property Insurance Rights in Florida

1. Your Policy Is a Contract Protected by State Law

Florida treats a homeowner’s insurance policy as a legally binding contract. Under Fla. Stat. § 95.11(2)(b), homeowners generally have five years to file a lawsuit for breach of an insurance contract. Separate statutory notice windows, discussed below, now require policyholders to act much sooner—sometimes within months of discovering damage.

2. The Right to Prompt Acknowledgment & Adjustment

Fla. Admin. Code R. 69O-166.024 requires insurers to acknowledge receipt of a claim in writing within 14 calendar days and begin an investigation promptly. If your carrier ignores your photographs, estimates, or phone calls, you may invoke Florida’s claims handling rules to compel faster action.

3. The Right to a Detailed Denial Letter

When an insurer refuses to pay, Fla. Stat. § 627.70131(7)(a) obligates the company to issue a denial or partial denial in writing and to explain the specific policy provisions it relies on. Vague statements like “not covered” violate Florida’s statutory transparency mandate.

4. The Right to Recover Attorney’s Fees in Certain Cases

Under Fla. Stat. § 627.428 (for policies pre-2023) and § 627.70152 (for newer suits), policyholders who prevail in court may recover reasonable attorney’s fees and costs. This fee-shifting rule discourages lowball tactics and makes it economically feasible for Hollywood homeowners to hire counsel even on small claims.

5. Statutory Deadlines You Cannot Miss

• Notice of claim: As amended in 2023, Fla. Stat. § 627.70132 gives you one year to file a new or reopened claim and 18 months for supplemental claims stemming from hurricanes or other covered perils.

• Appraisal & mediation: Many policies require appraisal before litigation; however, you still retain the right to voluntary mediation through the Florida Department of Financial Services (DFS).

• Lawsuit limitation: Even if you complied with notice rules, the broader five-year contract limitation in § 95.11(2)(b) remains. Do not wait that long; evidence degrades and adjusters move on.

Common Reasons Property Insurance Companies Deny Claims in Florida

Understanding an insurer’s playbook helps you build a stronger rebuttal. Here are the most frequent explanations carriers give Hollywood homeowners—and why they may be unfounded:

Late Notice of Loss Insurers assert you waited too long to notify them. However, if you reported the damage within the deadline under § 627.70132 or can show “good cause” for any delay, the denial may be invalid. Wear and Tear Carriers often categorize roof leaks as age-related deterioration. Florida appellate courts (e.g., Citizens Prop. Ins. Corp. v. Kings Creek South Condo, Inc., 45 Fla. L. Weekly D1132, 2020) have held that if a sudden event—like a hailstorm—precipitated the opening that allowed water intrusion, coverage can still apply. Pre-Existing Damage Hollywood’s coastal climate accelerates corrosion and saltwater exposure, giving insurers grounds to say damage existed before the policy period. You can counter with historical photos, inspection reports, and expert testimony. Failure to Mitigate Florida policies require “reasonable steps” to prevent further damage. Still, reasonable does not mean perfect. Tarping your roof within days may satisfy the duty, even if you could not secure permanent repairs immediately. Excluded Peril Flood damage is excluded under most standard policies, yet wind-driven rain is generally covered. After a tropical storm, adjusters frequently blame flooding. A professional inspection can differentiate waterlines from roof penetrations.

Florida Legal Protections & Insurance Regulations

Recent Legislative Changes Impacting Hollywood Homeowners

Florida’s legislature has overhauled property claims statutes repeatedly since 2021, citing litigation volume and insurer insolvencies. The following changes directly influence Broward County residents:

• House Bill 837 (2023) shortened the statute of repose for construction defects but also narrowed fee-shifting in certain insurance suits.

• Senate Bill 2-A (2022 Special Session) created new deadlines in § 627.70132 and eliminated one-way attorney’s fees for policies issued after December 16, 2022, requiring assignment of benefits cases to follow § 86.121 instead.

• Mandatory Pre-Suit Notice (§ 627.70152) forces policyholders to give at least 10 business days’ notice and a detailed demand before filing suit. This affords carriers a last opportunity to settle without litigation.

Florida Department of Financial Services (DFS) Mediation Program

The DFS offers free, non-binding mediation for homeowner claims under Fla. Admin. Code R. 69J-166.031. Either party may request mediation once the insurer issues a denial or makes a low offer. Hollywood residents can call the Consumer Helpline at 1-877-693-5236 or file online. Approximately 50% of mediations result in a settlement without court involvement.

Appraisal Clause in the Policy

Many South Florida carriers insert an appraisal provision allowing either side to demand independent appraisers and, if necessary, an umpire to set damages. While appraisal can be faster than litigation, it does not resolve coverage disputes—only the amount of loss. Insurers sometimes invoke appraisal strategically; consider consulting a florida attorney before agreeing.

Bad-Faith Remedies

If the insurer fails to pay a covered claim within 60 days after receiving a Civil Remedy Notice (CRN) via the DFS, you may sue for extra-contractual damages under Fla. Stat. § 624.155. Bad-faith damages can include consequential losses, interest, and attorney’s fees.

Steps to Take After a Property Insurance Claim Denial in Florida

1. Review the Denial Letter Line-by-Line

Compare the cited policy exclusions with the actual language in your declarations and endorsements. Ensure the insurer quoted the correct policy year and form. Carriers sometimes misapply outdated forms, especially if you switched deductibles or coverage levels mid-term.

2. Gather & Preserve Evidence

• Photographs & Video: Document the damage from multiple angles. For roof claims in Hollywood’s historic Lakes district, drone footage can capture hard-to-reach areas safely.

• Receipts & Invoices: Keep records of temporary repairs, such as tarps purchased from hardware stores on Hollywood Boulevard.

• Independent Estimates: Obtain at least two licensed Florida contractor estimates. Under Broward County ordinance, roofing contractors must hold a state or county certificate.

3. Request a Certified Copy of Your Policy

Under Fla. Stat. § 627.4137, carriers must provide the entire policy within 30 days after a written request. Having the exact wording helps you contest exclusions.

4. File a DFS Complaint or Mediation Request

A DFS complaint triggers regulatory review. If the insurer violated claims handling timelines, the DFS may levy fines or compel a response.

5. Consider the Appraisal Process

If the dispute is solely about the dollar amount, appraisal can be faster. Choose an appraiser with deep experience in South Florida wind damage costs.

6. Send a Civil Remedy Notice for Bad Faith

Your Civil Remedy Notice must list statutory violations, facts, and a dollar amount to cure. The 60-day cure period gives the insurer a final window to resolve the claim before litigation.

When to Seek Legal Help in Florida

Hiring counsel is not always necessary, but certain red flags make professional guidance invaluable:

• The insurer alleges fraud or requests an Examination Under Oath (EUO).

• Your claim involves $30,000+ in damages or a total roof replacement—common for Hollywood homes built before modern Miami-Dade roof codes.

• The carrier ignores deadlines, producing a “silence denial.”

• You face complex causation issues (e.g., distinguishing storm surge from wind in a beachfront residence).

• You receive a “final” payment that is clearly inadequate based on contractor estimates.

Florida lawyers must be members in good standing of The Florida Bar and can be verified through the Bar’s online portal. Under the Florida Rules of Professional Conduct, contingency fee agreements must be in writing and signed by the client. Most reputable property insurance firms offer free consultations and advance all litigation costs unless they recover funds for you.

Local Resources & Next Steps for Hollywood Homeowners

Broward County & City Contacts

• Hollywood Building Department: 954-921-3335 — For permit history and code compliance documents that can refute “pre-existing damage” claims.

• Broward County Property Appraiser: 954-357-6830 — Obtain historical photos and property cards.

Statewide Agencies

Florida Department of Financial Services Consumer Services Florida Office of Insurance Regulation Market Conduct Florida Bar Lawyer Search

Community Preparedness Groups

Neighborhood associations such as Hollywood Lakes Civic Association often host insurance-focused town halls after major storms. Joining these groups can help you exchange contractor referrals and gather affidavits about localized wind speeds.

Legal Disclaimer

This guide is for informational purposes only and does not constitute legal advice. Laws change frequently, and their application can vary based on specific facts and jurisdictions. You should consult a licensed Florida attorney for advice regarding your individual situation.

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