If you live in Broward County, you have probably seen it. A street in Fort Lauderdale under water on a bright morning. A garage in Hollywood with salt water creeping under the door when no storm is nearby. A road in Sunrise that stays flooded for hours after heavy rain. That is not a hurricane story. That is everyday flood risk in South Florida, and October is when it is easiest to see.
King tide season is here. The highest tides of the year are expected in Broward County from October 24 to October 31, with the strongest tide forecast around October 27. More windows follow in November and December. These tides can push water into streets, yards, garages and ground floor rooms even when the sky is clear. Add a normal rainstorm on top of a high tide and drainage that is already full, and water that would usually flow away can back up into homes instead.
Many homeowners tell us they assumed flood damage was included in their homeowners policy. It is not. Acting on that fact before the next tide or storm can be the difference between a repair bill you can manage and a loss that changes your finances for years.
Your Homeowners Policy Does Not Cover Rising Water
A standard homeowners policy does not cover flood. Flood means water that rises from outside the home. That includes tidal water, storm surge, overflow from canals and lakes, and rain water that collects on the ground and enters the house. If water comes up through the floor or under a door because the street is flooded, your homeowners policy will almost always say no. What it can cover is sudden damage inside the home, such as a burst pipe.
If you want protection from rising water, you need a separate flood policy. We explain this every week when we review homeowners insurance for families in Sunrise and across Broward County. Read more about what a home policy includes on our homeowners page at https://insuredfl.com/homeowners
You do not need to live on the beach to flood. Homes near the Intracoastal are clearly exposed, but inland neighborhoods near canals, lakes and low ground flood too. Sunrise, Lauderhill, Tamarac, Margate and western Fort Lauderdale all have areas where heavy rain can flood homes far from the ocean. FEMA maps are a starting point, but many Florida flood claims come from homes outside the highest risk zones.
The Citizens Deadline on January 1, 2027
Citizens Property Insurance is phasing in a flood requirement for policyholders who carry wind coverage. As of January 1, 2026, the requirement reached homes valued at 400,000 dollars or more. On January 1, 2027, it expands to all remaining Citizens policies with wind coverage, no matter the value of the home and no matter the flood zone.
Many Broward homeowners will therefore need proof of flood coverage at renewal in 2027. Waiting until a renewal notice arrives means you lose the chance to compare the federal program with private flood options calmly, and you run into the waiting period below. If you are with Citizens today, treat this fall as your planning window. Our flood page at https://insuredfl.com/flood outlines the options we can shop for you.
The 30 Day Waiting Period Changes Everything
A policy through the National Flood Insurance Program usually has a 30 day waiting period before it takes effect. Private flood policies sometimes have a shorter wait, often 10 to 15 days, but they still do not start instantly in most cases.
A federal policy started today will not be in force for the late October king tides. Start one this week, though, and you will be covered for the late November and December tide windows and for the seasons that follow. Wait until spring and you could be racing the start of hurricane season in June with the same delay. Flood coverage rewards people who buy it when the weather is calm.
What Flood Insurance Pays For
A flood policy covers the structure of your home and, if you choose it, the contents inside it. Structure coverage can help pay to repair walls, floors, electrical systems, plumbing and built in appliances damaged by flood water. Contents coverage can help pay for furniture, clothing and electronics. Under the federal program, structure coverage goes up to 250,000 dollars and contents coverage goes up to 100,000 dollars. Private policies can often offer higher limits, which matters in Broward County where rebuilding costs often pass the federal caps.
Just one inch of water inside a home can cause tens of thousands of dollars in damage to floors, drywall, cabinets and appliances. Salt water can be even harder on a home because it can corrode metal and damage electrical components. Compare that with the yearly cost of a flood policy and the value is clear for most South Florida homeowners.
What It Costs
FEMA now prices federal policies with Risk Rating 2.0, which looks at the individual property rather than only the flood zone. Price is shaped by distance to water, elevation, height of the first floor, foundation type, replacement cost and flood history of the area. Two homes on the same street can pay different amounts. Private insurers use their own models and can be less expensive for some homes and more for others, which is why shopping both matters. As an independent agency, Statewide Insurance can compare both for you. Many clients also review their auto insurance at the same visit, at https://insuredfl.com/auto , so the full picture is priced together.
Simple Steps to Take This Week
First, find out whether you have flood coverage today. Look at your declarations page or call us and we will check with you. Next, ask for quotes from the federal program and private carriers and compare limits, waiting periods and contents options. Then check door thresholds and garage seals, clear drains near the house, and move valuables off the ground floor where you can. Take photos of your rooms now, while everything is dry. If water ever enters, those photos will make a claim much easier.
Do not wait for a renewal letter or a forecast to force your hand. Call Statewide Insurance at 954 667 9793 or visit us at 2692 N University Drive, Suite 6 in Sunrise. We will review your homeowners coverage, check whether the Citizens deadline applies to you, and quote flood options that fit your home so the waiting period is behind you before the next high tide season arrives.