Property Insurance Lawyers – Coral Springs, Florida

Introduction: Why Coral Springs Homeowners Need This Guide

Coral Springs, Florida sits on the northwest edge of Broward County, less than 15 miles from the Atlantic Ocean and just west of the Intracoastal Waterway. While the city is known for its tree-lined neighborhoods and parks, local homeowners also recognize the very real risks posed by tropical storms, hurricanes, and year-round humidity. Whether you live in Cypress Run, Kensington, or one of the newer developments near the Sawgrass Expressway, wind-driven rain, roof damage, and water intrusion are ever-present threats. Because most families’ largest investment is their primary residence, Florida law requires insurers to act in good faith when adjusting claims—but too many policyholders still experience a property insurance claim denial coral springs florida.

This comprehensive guide—written with a slight bias toward protecting policyholders—explains how Florida statutes, regulations, and court decisions protect your rights. You will learn why claims get denied, what timelines apply, the practical steps to challenge an unfair decision, and when to hire a Florida attorney. All information is drawn strictly from authoritative sources such as the Florida Statutes, the Florida Department of Financial Services (DFS), and published appellate opinions. Our goal is to give Coral Springs homeowners the leverage they need at every stage of the insurance claim process.

Understanding Your Property Insurance Rights in Florida

1. The Homeowner Claims Bill of Rights (§ 627.7142, Fla. Stat.)

Florida enacted a specific statement of consumer protections that must be provided to every residential policyholder within 14 days of filing a claim. Key provisions include:

• Prompt acknowledgment. Insurers must acknowledge receipt of your claim within 14 days.

• Timely decision. The carrier must pay or deny the claim—or a portion of it—within 90 days after receiving notice of the loss.

• Right to mediation. You may request free or low-cost mediation through the DFS if a settlement cannot be reached.

• Explanation in writing. Any denial must cite the specific policy provisions relied upon.

2. Unfair Claims Settlement Practices (§ 626.9541, Fla. Stat.)

Florida forbids insurers from misrepresenting facts, failing to adopt reasonable standards for claim investigation, or denying claims without conducting a reasonable investigation. A pattern of such behavior may trigger regulatory penalties and give you a private cause of action for bad faith under § 624.155, Fla. Stat.

3. Statute of Limitations & Deadlines

• Notice of Property Loss. Under § 627.70132, an initial claim related to a hurricane, windstorm, or other covered peril must be reported within one year from the date of loss. Re-opened or supplemental claims must be filed within 18 months.

• Lawsuit for Breach of Contract. If your insurer breaches the policy, you generally have five years from the date of breach to file suit (§ 95.11(2)(b), Fla. Stat.).

4. The 90-Day Rule

Section 627.70131(7)(a), Fla. Stat., requires carriers to pay or deny your claim within 90 days unless the failure is caused by factors beyond their control. If they miss the deadline, they owe interest on any later payment.

Common Reasons Property Insurance Companies Deny Claims in Florida

• Late Notice. Filing after the one-year deadline almost guarantees a denial. Insurers frequently cite § 627.70132 even when you had legitimate reasons for delay—such as discovering hidden water damage months after a storm.

• Wear and Tear Exclusions. Many policies exclude “aging,” “deterioration,” or “maintenance-related” issues. Roof claims are notorious for being rejected on this basis, especially for homes east of Coral Springs Drive where salt air accelerates corrosion.

• Pre-Existing Damage Allegations. Companies sometimes attribute hurricane damage to prior events or improper repairs. Because Broward County issues online permit histories, carriers will comb your property record cards for evidence.

• Alleged Misrepresentation or Fraud. If an adjuster believes you exaggerated square footage or damaged items, they may void the entire policy under the concealment or fraud clause.

• Water Damage Limitations. Post-2019 policy forms often limit coverage for water leakage that lasts more than 14 days. Insurers use this to deny claims for slow pipe leaks common in Coral Springs’ older Copperleaf plumbing systems.

Knowing the insurer’s playbook helps you prepare counter-evidence—such as weather-forensics reports or licensed contractor estimates—to rebut each reason.

Florida Legal Protections & Insurance Regulations

1. Department of Financial Services (DFS) Consumer Services

The DFS regulates claim handling and offers free consumer assistance. You may file a complaint online to trigger a regulatory inquiry. The agency also administers a residential property mediation program at no cost for claims up to $100,000.

2. Office of Insurance Regulation (OIR)

The OIR approves policy forms and rates. If an insurer’s form violates public policy—such as by shortening statutory deadlines—it can be disapproved. Public filings are searchable in OIR’s “I-File” system, giving homeowners leverage when disputing unfamiliar policy language.

3. Civil Remedy Notice (CRN) Process

Under § 624.155, a policyholder must file a Civil Remedy Notice with DFS at least 60 days before suing for bad faith. The CRN identifies the statutory violations and gives the insurer a final opportunity to cure.

4. Attorney Fee Shifting

Florida once required insurers to pay a prevailing policyholder’s reasonable attorney fees (§ 627.428). Senate Bill 2-A (2022) repealed this statute for new and renewed policies issued on or after December 16, 2022, but older claims may still benefit. Check your policy’s effective date and consult a florida attorney for applicability.

5. Assignment of Benefits (AOB) Reform

Legislation passed in 2019 (SB 122) tightened rules for AOB agreements, limiting contractors' ability to sue insurers directly. Policyholders retain the right to assign benefits, but must follow strict notice and disclosure requirements.

Steps to Take After a Property Insurance Claim Denial in Florida

• Request the Denial Letter. The carrier must provide a written explanation referencing specific policy provisions. Keep every page and envelope for proof of mailing dates.

Collect Evidence.

  - Photos or videos of damage taken immediately after the event.

  - Receipts for emergency repairs (e.g., water extraction, tarping).

  - Statements from licensed Broward County contractors.

• Review Policy Language. Focus on definitions, exclusions, and endorsements. Pay attention to the “Duties After Loss” section—often used to justify denials.

• File a DFS Mediation Request. Submit Form DFS-I-CMN-501 to schedule mediation. Many Coral Springs homeowners resolve disputes in one session because insurers must send a representative with full settlement authority.

• Demand Appraisal (If Applicable). Policies may include an appraisal clause. Each party selects an independent appraiser; the appraisers then choose an umpire. This quasi-arbitration can unlock payment without litigation.

• Send a Pre-Suit Demand. For policies issued after December 2022, § 624.155 requires a pre-suit notice detailing the amount in dispute. The insurer has 90 days to respond.

• Consider a Civil Remedy Notice. If you suspect bad faith, file a CRN to preserve your rights before suing.

• Hire Qualified Experts. Engineers certified by the Florida Board of Professional Engineers, thermographers for moisture mapping, and public adjusters licensed under Chapter 626 can bolster your claim.

When to Seek Legal Help in Florida

Although many disputes resolve through mediation or appraisal, you should consult a licensed florida attorney when:

• The amount in controversy exceeds your deductible by at least $10,000.

• The insurer alleges fraud or material misrepresentation.

• You suspect systemic bad-faith claim handling (e.g., repeated lowball offers).

• Deadlines are looming—especially the five-year statute of limitations for contract lawsuits.

• You are uncomfortable navigating procedural requirements such as CRNs or pre-suit notices.

Under Rule 4-1.5(f)(4)(B) of the Rules Regulating The Florida Bar, contingency fee contracts involving property insurance disputes must be in writing and cannot exceed 33⅓ percent of any recovery up to $1 million if no answer is filed, or 40 percent if suit is filed and the defendant answers. Always request a copy of The Florida Bar’s Statement of Client Rights for Contingency Fees.

Local Resources & Next Steps

• Florida DFS Consumer Helpline: 1-877-693-5236

• Broward County Property Appraiser: Obtain permit history and assessed values to verify repairs.

• Coral Springs Building Department: 9500 West Sample Road, Coral Springs, FL 33065 – provides roof and plumbing permits that can rebut “pre-existing damage” arguments.

• Florida Association of Public Insurance Adjusters (FAPIA): Directory of licensed public adjusters familiar with Coral Springs claims.

• 17th Judicial Circuit (Broward County) Clerk of Courts: File civil actions and access recorded judgments.

For official guidance, review DFS’s mediation page and the full text of relevant statutes:

DFS Property Insurance Mediation Program Homeowner Claims Bill of Rights – § 627.7142 One-Year Claim Deadline – § 627.70132 Florida DFS Consumer Services

Legal Disclaimer

This guide provides general information about Florida property insurance law. It is not legal advice. Every claim is fact-specific. For advice on your situation, consult a licensed Florida attorney.

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