How to Prepare Your Home for Hurricane Milton: A Guide for Florida Residents to Protect Their Investment and Navigate Insurance Claims

As Hurricane Milton approaches, it’s crucial to take proactive measures to safeguard your home, protect your financial interests, and understand what to expect if your property sustains damage. As a licensed all lines adjuster and a Realtor in Florida, I’ve put together this comprehensive guide to help you prepare effectively, minimize potential losses, and understand how to navigate the complexities of insurance claims should the need arise. Below, you’ll find essential tips for protecting your home, interacting with insurance companies, and tapping into resources that might be available to you after the storm.

1. Preparing Your Home to Protect Your Investment

Preparation is your first line of defense when it comes to protecting your home from hurricane damage. Here’s what you need to do:

• Inspect Your Roof: Check for loose shingles or tiles, as these are especially vulnerable during a hurricane. Secure them now to reduce the risk of leaks and other damage.
• Secure Windows and Doors: Install storm shutters or board up windows with plywood. Reinforce doors, especially garage doors, which are often weak points in homes during hurricanes.
• Remove Outdoor Items: Move patio furniture, grills, potted plants, and any other outdoor items inside. These can easily become projectiles during high winds, causing additional damage to your home or a neighbor’s property.
• Trim Trees and Shrubs: Cut back any branches that could fall on your home. Debris from overgrown trees can cause significant damage during high winds.
• Clear Gutters and Drains: Ensure your gutters and downspouts are clear to allow for proper drainage. Blockages can lead to water pooling on your roof, potentially causing leaks or even structural damage.
• Document Your Property: Take detailed photos and videos of your property—inside and out—to create a pre-storm inventory. This is invaluable if you need to file a claim later, as it provides clear evidence of your home’s condition before the storm.

2. What to Anticipate if There Are Damages

If Hurricane Milton causes damage to your property, it’s important to know what to expect and how to proceed.

• Contact Your Insurance Company Immediately: After ensuring your family’s safety, notify your insurance company as soon as possible if you have sustained any damage. Most insurance companies have a 24/7 hotline for such emergencies. The sooner you report, the sooner they can start the claims process.
• Expect an Adjuster Visit: Your insurance company will assign an adjuster to evaluate the damage. They will schedule an appointment to visit your home, assess the situation, and estimate the cost of repairs. It’s crucial to be available to discuss your damages in detail.

3. How to Interact with Insurance Companies and Adjusters

Filing a claim and working with an adjuster can be challenging if you’re not prepared. Here’s how to handle these interactions:

• Be Honest and Direct: When talking to an adjuster, be factual and honest. Explain what you observed, the damages you sustained, and answer their questions without exaggeration. Avoid phrases like “total destruction” unless that is literally the case.
• Avoid Saying Things that Can Hurt Your Claim: Avoid speculating or admitting fault. Do not say, “I think this was caused by a maintenance issue” or anything that might imply you failed to take proper care of your home, as this could lead to claim denial.
• Have Your Documentation Ready: Show the adjuster the photos and videos you took before the storm, and any other documentation that shows the extent of the damages. This will help ensure a fair evaluation of your claim.
• Keep Records of All Correspondence: Document all communications with your insurance company, including dates, times, and names of the representatives you spoke with. It’s also wise to keep written records of what was discussed.

4. Understanding Your Deductible

Florida policies often have special deductibles for hurricanes, which may differ from the regular deductible for other types of damage. It’s important to know:

• Percentage-Based Deductibles: Many hurricane insurance deductibles are percentage-based, typically ranging from 2-10% of your home’s insured value. For example, if your home is insured for $300,000 and you have a 5% deductible, you will be responsible for paying the first $15,000 of the damages before your insurance kicks in.
• Storm Deductibles Are Separate: Keep in mind that the hurricane deductible is often separate from your general home insurance deductible. This is important to understand so that you can prepare for out-of-pocket expenses.

5. Government Funding and Assistance Programs

If the damage to your home exceeds what your insurance will cover, you may be able to tap into federal or state assistance programs. Here are some resources to consider:

• FEMA Assistance: The Federal Emergency Management Agency (FEMA) often provides financial assistance to homeowners in the aftermath of major hurricanes. You can apply for help with temporary housing costs, home repairs, and other disaster-related needs.
• Small Business Administration (SBA) Loans: Even if you’re not a business owner, the SBA offers low-interest disaster loans to homeowners to help repair or replace damaged property. This can be a lifeline if you need additional funds beyond your insurance coverage.
• Florida State Assistance: Florida also has state-level disaster assistance programs. These programs may help cover costs not covered by insurance or FEMA, such as debris removal and emergency home repairs. Be sure to apply promptly, as funds are often distributed on a first-come, first-served basis.

6. Other Important Tips

• Mitigate Further Damage: Once the storm passes, take steps to prevent further damage. This may include tarping a damaged roof or boarding up broken windows. Insurance companies may deny claims if they feel you did not take reasonable steps to mitigate additional damages.
• Keep Receipts: If you purchase any materials or services to make emergency repairs, keep those receipts. Your insurance company may reimburse you for these expenses if they are deemed necessary.
• Be Patient but Persistent: After a major storm, insurance companies and contractors are typically swamped with claims. Be patient, but don’t be afraid to follow up regularly to check the status of your claim.

Conclusion

Preparing for Hurricane Milton is not only about keeping your family safe but also about protecting your investment and minimizing financial loss. By taking the steps outlined above, you can reduce damage to your home and be in the best position to successfully file a claim if necessary. Remember, preparation now can save you thousands of dollars later and ensure a smoother recovery process.

Understanding your insurance policy, maintaining good communication with your insurance company, and knowing where to turn for additional help are all key to successfully navigating the challenges that come with hurricane damage. I hope you find this guide useful and that you stay safe as Hurricane Milton approaches.

What to Do if Your Home Is for Sale or Under Contract During Hurricane Milton

If your property is on the market or under contract when a hurricane like Milton approaches, it adds an extra layer of complexity to an already stressful situation. Here’s what you, as a seller, need to know about preparing your home and managing any damage that may occur during the storm.

1. Preparing Your Home That’s for Sale or Under Contract

If your home is currently listed or under contract, it’s essential to take steps to safeguard the property, not only to protect your financial investment but also to ensure a smooth sale process. Here are some critical steps to follow:

• Communicate with Your Realtor: Reach out to your real estate agent to develop a plan in case the storm impacts your home. They can help guide you on any disclosure requirements or temporary withdrawal options from the MLS.
• Secure Documentation: Make sure all important documentation, including inspection reports, photos from listing materials, and any disclosures, are backed up electronically. This ensures you have evidence of the condition of your home before the storm, which will be crucial if damage occurs.
• Hurricane Preparation Basics: Board up windows, secure outdoor items, and follow all the general hurricane preparation guidelines mentioned earlier. The buyer may expect you to take reasonable steps to protect the property, and doing so can also help avoid complications during the closing process.
• Notify the Buyer: If the property is under contract, inform the buyer of your preparations. Transparency will go a long way in maintaining trust and reducing anxiety on both sides of the transaction.

2. What to Expect if There Are Damages After the Storm

If Hurricane Milton damages your home while it’s for sale or under contract, it can impact your sale timeline and negotiations. Here’s what to expect and how to handle it:

• Disclosure Is Key: If your property sustains damage, you are legally obligated to disclose this to the buyer. Failing to disclose hurricane-related damages can result in legal liability down the road. Full transparency about the damage, even if you are able to repair it quickly, is essential.
• Renegotiating the Contract: Damages could mean that both parties need to renegotiate the terms of the sale. The buyer might request that you complete certain repairs before closing or ask for a price reduction if the repairs will take significant time or effort. Your Realtor will be instrumental in helping you navigate these negotiations.
• Insurance Claims and Repairs: If the property is damaged, promptly contact your insurance company to file a claim and document the damages. Repair timelines will depend on contractor availability, and it’s common after a major storm for local contractors to become overwhelmed. Consider hiring a licensed contractor as soon as possible to assess and repair the damages.
• Appraisal and Inspection Challenges: If your property is under contract, the buyer’s lender may require a new appraisal or home inspection post-storm, particularly if the damage was significant. This can potentially delay the closing. Make sure all repairs are well documented and completed in a professional manner to facilitate a smooth inspection and appraisal process.
• Contract Provisions: Review the sales contract with your Realtor. Many contracts include provisions that cover natural disasters or “Acts of God.” Depending on the extent of the damage, either party may have the option to terminate the contract if repairs are too extensive or if timelines become unworkable.

3. Temporary Withdrawal from the Market

If the storm causes significant damage, you may need to temporarily withdraw your home from the market to make necessary repairs. A temporary withdrawal allows you to make the home market-ready again without having it appear stagnant or reduce interest due to visible damages.

• Work with Your Realtor: Discuss with your agent the pros and cons of temporarily withdrawing the home from the market. It’s essential to weigh the benefits of fixing the damages before relisting versus trying to sell the home in as-is condition.
• Minimize Downtime: Quick action is critical to minimize downtime. Engaging with contractors, staying on top of insurance claims, and managing repairs efficiently will help you get your home back on the market or move forward with the sale.

Conclusion: Navigating the Sale Process During Hurricane Season

Selling a home during hurricane season is already challenging, and having your home in the path of a major storm like Hurricane Milton can be extremely stressful. By preparing thoroughly, maintaining open communication with all involved parties, and managing any damages transparently and efficiently, you can minimize disruptions to your sale process.

Being proactive, documenting everything, and keeping your buyer informed throughout the process can help ensure that any issues caused by the storm do not become deal-breakers. As always, your Realtor will be there to guide you through every step and advocate on your behalf to keep the transaction moving forward smoothly.