The renewal packet from Citizens arrives for a house in Hialeah that has never had a drop of water inside it. The home sits in Zone X, the mortgage company has never asked for flood insurance, and the owner has never thought about it. Buried in the paperwork is a notice that the policy will not renew unless the owner provides proof of flood coverage. For a lot of Florida homeowners, that letter is the first they hear of Citizens’ flood requirement, and by then the clock is already running.
Citizens Property Insurance has been phasing in a rule that its homeowners policyholders carry flood insurance, and on January 1, 2027, the last step takes effect: every Citizens homeowners policy that includes wind coverage will need flood coverage, regardless of the home’s value or its flood zone. Homeowners who do not send proof are receiving non-renewal notices, and many of them are finding out with only weeks to act.
How the Requirement Was Phased In
The requirement came out of the 2022 property insurance reforms and has been rolled out by dwelling value. Homes in a FEMA high-risk flood zone, the A and V zones, already had to carry flood to stay with Citizens. Outside those zones, the requirement started with the most expensive homes and has moved down each year: homes with dwelling coverage of $600,000 or more as of January 1, 2024, $500,000 or more as of January 1, 2025, and $400,000 or more as of January 1, 2026. Beginning January 1, 2027, it applies to every Citizens homeowners policy that includes wind, no matter the value.
The rule applies when a policy is written or renewed on or after those dates. A homeowner whose renewal falls in early 2027 needs flood coverage in place by that renewal, which means the work should start now rather than when the renewal notice shows up.
Who Is Exempt
Not every Citizens policy is affected. Condo unit owner policies are exempt, as are renters policies and wind-only policies, which are common in the Keys and other coastal areas where a homeowner has a private policy for everything except wind. The requirement is aimed at full homeowners policies that include wind coverage, which is most of what Citizens writes for single-family homes.
How Much Flood Coverage You Need
Citizens requires flood coverage at least equal to the dwelling limit on the Citizens policy, or the maximum available through the National Flood Insurance Program if the dwelling limit is higher than that. Either a federal flood policy or a private flood policy that meets Florida’s requirements is accepted. Along with the declarations page, Citizens asks for a signed affirmation form confirming the coverage.
Choosing between the federal program and a private flood carrier is worth a real comparison. Private flood policies sometimes cost less for homes outside the high-risk zones, can offer higher building limits, and often include contents and additional living expenses that the federal policy handles differently. The federal program remains the better fit for some homes, especially older homes in high-risk zones. Our guide to NFIP versus private flood insurance walks through the differences.
Do Not Wait Until Renewal Week
Federal flood policies generally do not take effect until thirty days after purchase, and many private flood policies have their own waiting period. A homeowner who starts looking for flood insurance when the Citizens renewal notice arrives can easily run out of time, and a lapse in proof is what triggers the non-renewal. The safest approach is to put flood in place a month or two before the Citizens renewal date and send the proof as soon as the policy is issued.
An elevation certificate can lower the cost of flood coverage, sometimes significantly, and for homes in a mapped flood zone it is often the most useful document in the file. Our article on elevation certificates explains what they show and how to get one. If you believe your home was mapped into a flood zone by mistake, a Letter of Map Amendment may help.
If You Received a Non-Renewal Notice
A non-renewal from Citizens for missing flood proof is not the end of the road, and for many homeowners it is the push to find something better. There are two paths. The first is to buy flood coverage and send proof to Citizens before the non-renewal takes effect, which keeps the Citizens policy in place. The second is to move the home to a private carrier altogether.
The private market has changed a great deal since many homeowners were placed with Citizens. Carriers have returned to Florida, and homes with a newer roof, a current wind mitigation report, or updated systems often qualify for private coverage that is broader than Citizens and sometimes less expensive, even after adding flood. Our comparison of Citizens and private carriers covers what changes when you leave Citizens.
How We Can Help
Prestige Insurance Group is an independent agency with access to more than twenty homeowners carriers in Florida, along with both federal and private flood markets. When a Citizens policyholder comes to us with a flood requirement or a non-renewal notice, we quote flood coverage to keep the Citizens policy in force and, at the same time, shop the home with our private carriers. You see both options side by side, with the total cost of homeowners and flood together, and choose the one that makes sense.
If your renewal is coming up, the best time to call is now, while there is still time for a flood policy’s waiting period to run before the deadline.
What to Do Before Your Citizens Renewal
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Check your renewal date and your policy type; condo unit owner, renters, and wind-only policies are exempt
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Get a flood quote at least a month or two before renewal to allow for waiting periods
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Set the flood building limit at your Citizens dwelling limit, or the federal maximum if your dwelling limit is higher
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Compare federal and private flood options
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Order an elevation certificate if you do not have one
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Send proof of flood coverage and the signed affirmation form to Citizens as soon as the policy is issued
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Ask for a private market quote on the home at the same time
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If you already received a non-renewal notice, call before the effective date
Talk to Us
Whether you need flood coverage to keep your Citizens policy or want to see what the private market will offer, Prestige Insurance Group can review your situation and put the options in front of you. Call the office nearest you. Se habla español.
Miami: 305-969-8776 Orlando: 407-993-2331 Stuart: 772-247-3788
This article is for general information and is not legal advice. Citizens’ requirements and eligibility rules can change; confirm current requirements with your agent or with Citizens directly.
