Hurricane season in South Florida doesn’t just bring wind and rain. It brings a wave of insurance claims, adjuster appointments, and confusion about what your policy actually covers. Miami-Dade homeowners are in a uniquely complicated position: HVHZ code requirements mean that even minor storm damage often triggers code-upgrade costs that most insurance adjusters don’t automatically include in their estimates.
This guide walks through the entire claims process, from the first call to your insurer through the supplement and settlement, so you know what to expect, what to document, and when to push back.
Looking for the step-by-step filing process itself, from the moment you find the damage? See our guide to filing a roof damage insurance claim in Florida.
Step 1: Stop and Document Before You Touch Anything
The most common mistake Miami-Dade homeowners make is hiring someone to patch or tarp their roof before they document the damage thoroughly. Your insurer needs visual evidence of the original damage, not the repaired version.
Before any work begins:
- Photograph everything — take wide shots of the entire roof plane, close-ups of every damaged area, photos of interior water damage, and any debris on the property. Date-stamp your photos.
- Video walk the attic — water infiltration tracks through insulation and framing in ways a camera from the street won’t capture. Video the attic ceiling with a flashlight showing any staining, wet insulation, or daylight.
- Keep all debris — missing or damaged shingles, broken fascia sections, and storm debris are evidence. Don’t throw them out until the adjuster has visited.
- Tarp only to prevent further damage — emergency tarping to protect the interior is reasonable and covered under most policies, but get photos before and after.
If a storm knocked out power or you couldn’t safely access the roof, note that in your initial claim filing. The date you first accessed the damaged area matters for proof-of-loss timelines.
Step 2: File the Claim Promptly and Get a Claim Number
Under Florida Statute §627.70131, insurers must acknowledge receipt of a claim within 14 days. Most have online portals or 24-hour phone lines for first notice of loss (FNOL). When you file:
- Get a claim number and the name of the adjuster or third-party adjusting firm assigned to your case.
- Ask whether the adjuster will be an independent adjuster (IA) hired by your insurer, a staff adjuster employed directly, or a catastrophe adjuster brought in for a major storm event. Cat adjusters in particular may be handling hundreds of claims and may not know Miami-Dade’s HVHZ requirements.
- Confirm the adjuster’s appointment date in writing (email or the insurer’s portal).
Florida law requires insurers to make a coverage decision (pay, partially pay, or deny) within 90 days of receiving your proof of loss. Mark your calendar.
Step 3: Get a Licensed Roofing Contractor to Inspect Before or Alongside the Adjuster
This is the step that makes the biggest difference in Miami-Dade claims, and most homeowners skip it.
Insurance adjusters estimate visible damage. A licensed Florida roofing contractor who knows HVHZ requirements will document code-upgrade costs that the adjuster’s standard estimating software (Xactimate) doesn’t automatically apply to Miami-Dade jobs:
- 6-nail minimum fastener pattern — Miami-Dade’s HVHZ requires 6 nails per shingle in specific wind zones. Standard Xactimate defaults to 4-nail schedules. The difference in labor and materials is significant across a full roof.
- Ring-shank or screw-shank deck nails — HVHZ decking specifications require ring-shank or screw-shank nails at 6″ o.c. in the field and 6″ o.c. at edges. Smooth-shank nails are not code-compliant in Miami-Dade.
- SBS-modified underlayment — Standard felt underlayment is not HVHZ-compliant for most Miami-Dade roofing applications. SBS (styrene-butadiene-styrene) modified bitumen underlayment costs significantly more and must be included in any accurate estimate.
- NOA-compliant materials — Every roofing material installed in Miami-Dade must have a current Notice of Acceptance. Using non-NOA materials because the adjuster’s estimate only covers standard pricing creates a compliance and warranty gap.
- Permit costs — Florida §553.79 requires a permit for any roof replacement. Permit fees in Miami-Dade range from $200 to $1,500+ depending on project scope. Many adjuster estimates omit permit fees.
If the adjuster’s estimate doesn’t include these items, you’re looking at a gap between what the insurer pays and what a code-compliant replacement actually costs. The contractor’s scope letter documenting these requirements is essential when you file a supplement.
Step 4: Review the Adjuster’s Estimate Line by Line
When you receive the adjuster’s estimate, don’t accept it as final without a review. Key things to check:
| Line Item | What to Check | Why It Matters |
|---|---|---|
| RCV vs ACV | Is the estimate paying Replacement Cost Value or Actual Cash Value? | ACV applies depreciation — a 15-year-old roof might get 40–60% of replacement cost. Check your Declarations Page. |
| Fastener pattern | Does the estimate specify 6-nail for Miami-Dade zones? | Standard Xactimate defaults to 4-nail; HVHZ requires 6-nail in most areas. |
| Underlayment type | Is SBS underlayment specified? | Standard felt is not HVHZ-compliant. SBS costs more and must be in the estimate. |
| Permit line | Is a permit fee included? | Permits are required and cost $200–$1,500+. Omitting them shifts the cost to you. |
| Code upgrade / Ordinance & Law | Does your policy include Ordinance & Law (O&L) coverage? | O&L pays for code-required upgrades that exceed the damaged portion. Without it, code upgrades come out of your pocket. |
| Depreciation holdback | Is there a recoverable depreciation amount held back? | Under RCV policies, depreciation is often released after work is completed and invoiced. You must request the holdback release. |
| Deck replacement | If decking damage is discovered during tear-off, is there a supplement provision? | Deck damage isn’t always visible before tear-off. Confirm the estimate or your contractor’s scope addresses what happens when hidden deck damage is found. |
Step 5: Understand Your Policy’s Depreciation and O&L Terms
Florida’s insurance market has changed significantly since 2022. Many policies now contain:
- Roof age schedules — policies may depreciate roofs aggressively or exclude coverage entirely if the roof is over a certain age (commonly 15–25 years depending on material).
- ACV-only roof endorsements — some policies pay actual cash value for roofs but replacement cost for the rest of the dwelling. This can result in significantly lower payouts on older roofs.
- Higher hurricane deductibles — Florida hurricane deductibles are typically 2–5% of the insured dwelling value, not a flat dollar amount. On a $500,000 home, a 2% deductible is $10,000. Know your deductible before calculating what the insurer owes.
- Ordinance & Law (O&L) coverage limits — if you have O&L coverage, check the sublimit. A $25,000 sublimit may not cover HVHZ code-upgrade costs on a full re-roof in Miami-Dade.
Your Declarations Page (Dec Page) shows deductibles, coverage limits, and endorsements in a summary form. The full policy wording, particularly the Conditions section and any roof-specific endorsements, controls what is actually covered. If the Dec Page and the policy wording conflict, the policy wording controls. Ask your agent to walk you through any roof endorsements in writing before storm season, not after a claim.
Step 6: File a Supplement if the Estimate Is Incomplete
A supplement is an additional claim filed when the original estimate missed covered items, omitted code-required costs, or undervalued the scope of work. Supplements are extremely common in Miami-Dade because HVHZ requirements create costs that out-of-state adjusters routinely miss.
To support a supplement, your roofing contractor should provide:
- A written scope of work identifying every line item the adjuster’s estimate omitted
- Photographs documenting the missed damage or required code upgrade
- A reference to the specific Miami-Dade code section or HVHZ requirement that mandates the work
- A line-item estimate (ideally in Xactimate format or with unit costs matching industry standards)
Florida law allows supplements within the policy’s statute of limitations, generally 3 years from the date of loss for storms occurring after recent legislative changes. Don’t assume you’ve missed your window without checking the specific dates for your storm event.
When to Consider a Public Adjuster
A public adjuster (PA) is a licensed professional who represents homeowners in insurance claim negotiations. PAs are appropriate when:
- The insurer’s estimate is significantly lower than contractor estimates for a full code-compliant replacement
- The insurer denied the claim and you believe the denial is incorrect
- The claim involves complex damage (water intrusion into framing, structural issues, interior damage)
- You lack the time or expertise to negotiate line-by-line with the adjuster
PAs are licensed by the Florida Department of Financial Services (DFS). Verify a PA’s license at myfloridacfo.com before signing a contract. Typical PA fees range from 10–20% of the total claim settlement, paid from the insurance proceeds, not out of pocket.
A PA can negotiate your claim but cannot practice law, file suit against your insurer, or provide a coverage opinion. If the insurer refuses a fair settlement after PA negotiation, the next step is typically mediation (available under Florida law) or an attorney. Under 2023 AOB (Assignment of Benefits) reforms, attorney fee arrangements in roof claims changed significantly. Consult a licensed Florida property insurance attorney if the claim proceeds to litigation.
7 Red Flags That Your Insurance Claim Is Going Off Track
- The adjuster’s estimate is half what your contractor quoted. A significant gap usually means missed HVHZ code items, undervalued line items, or a failure to include the full scope of damage.
- The insurer is pressuring you to use their preferred contractor. You have the right to choose your own licensed contractor. Insurer-preferred contractors may accept lower rates to maintain referral volume.
- The estimate omits a permit line item. Every Miami-Dade re-roof requires a permit. An estimate that doesn’t include permit costs is incomplete.
- The adjuster visits for 20 minutes and doesn’t access the roof. A meaningful damage inspection requires accessing the roof surface. A drive-by or ladder-only inspection is not sufficient for a full assessment in Miami-Dade.
- The insurer invokes the material depreciation exclusion on a recently-installed roof. If your roof is less than 10 years old, an aggressive depreciation schedule warrants a detailed review of your endorsements.
- You’re asked to sign an Assignment of Benefits (AOB) by a contractor before the claim is filed. Under 2023 Florida law, AOB for property insurance claims is heavily restricted. Be cautious about any contractor asking you to sign over your insurance rights.
- The insurer denies the claim as “wear and tear” on a roof with clear storm damage. Wear and tear exclusions are common, but distinguishing maintenance deterioration from storm damage requires a licensed roofing contractor inspection — not just the adjuster’s visual assessment.
How a Licensed Roofing Contractor Helps Throughout the Claim
A Florida-licensed roofing contractor, specifically one holding a CCC (Certified Roofing Contractor) license, can provide legitimate technical support throughout the claims process without crossing into the adjuster’s or attorney’s role:
- Pre-adjuster inspection: Documents damage with a licensed professional’s scope letter, which carries weight with the insurer.
- HVHZ code documentation: Explains and documents the specific Miami-Dade code requirements that drive costs above standard national estimates.
- Supplement support: Provides line-item scope and photos to support a supplement claim for missed items.
- Permit management: Pulls the required permit, manages inspections, and provides the insurer with permit documentation when releasing depreciation holdback.
- Completion documentation: Provides the insurer with a completion certificate, permit final card, and invoices to release any depreciation holdback under an RCV policy.
Robson Industrial Group holds both CGC1541144 (Certified General Contractor) and CCC1337790 (Certified Roofing Contractor) licenses in Florida, and we are a GAF Certified™ Residential Roofing Contractor (ID 1164276). We have experience working alongside homeowners during the claims process, providing scope letters, documentation, and code-compliance explanations that help ensure the insurer’s estimate reflects the actual cost of a compliant replacement in Miami-Dade.
- □ Pull your Dec Page and find your hurricane deductible (it’s a percentage, not a flat dollar amount)
- □ Confirm whether your roof coverage is RCV or ACV
- □ Check for a roof age exclusion or schedule of depreciation endorsement
- □ Verify your Ordinance & Law coverage sublimit
- □ Photograph your current roof condition (undamaged baseline documentation)
- □ Know the age and material of your roof (keep the original permit card if you have it)
- □ Have a licensed roofing contractor’s contact saved before you need one after a storm
Florida-Specific Legal Context
A few statutes and recent changes that Miami-Dade homeowners should know:
- FL §627.70131 — Sets insurer timelines: 14-day acknowledgment, 90-day pay/deny after proof of loss.
- FL §553.79 — Requires permits for roofing work; permit costs are covered under most policies and must appear in the estimate.
- 2022 SB 2D / 2023 SB 2A — Significantly reformed Florida property insurance law, including changes to AOB, one-way attorney fees, and bad faith litigation timelines. These laws changed the incentive structure for both insurers and policyholders.
- FL §627.7011 — Governs replacement cost policies and the conditions under which depreciation holdback must be released.
- Miami-Dade HVHZ specifications — Chapter 16 of the Florida Building Code, with Miami-Dade-specific amendments, governs all roofing installation requirements in the HVHZ. These requirements create legitimate code-upgrade costs that must appear in any accurate insurance estimate for Miami-Dade properties.
This guide is informational only and does not constitute legal or insurance advice. For a claim in dispute, consult a licensed Florida public adjuster or property insurance attorney.