Storm Season 2025: Be Prepared and Protected

Stay ahead of the storm – check back monthly for protection tips and insurance guidance throughout the 2025 storm season.

NFIP vs Private Market Flood Plans

Flood insurance wasn’t even a thing before the late 1960s. Predicting floods was too hard. In 1968, Congress stepped in and created the National Flood Insurance Program (NFIP), with FEMA managing the program, so homeowners had some protection. For decades, NFIP was basically the only game in town.

Fast-forward: technology (fancy computer models, machine learning, AI) made it easier for private companies to jump in. Today, you’ve got options — stick with NFIP or go private. Each has pros and cons.

Quick Breakdown

Dwelling Coverage:

• NFIP (FEMA) - Up to $250,000
• Private Flood Insurance -Can go into the millions, usually $2mm before requiring excess flood coverage

Contents Coverage:

• NFIP (FEMA) - Up to $100,000
• Private Flood Insurance - Higher limits available

Loss of Use Coverage: 

• NFIP (FEMA) - Not available
• Private Flood Insurance -Sometimes included

Waiting Period: 

• NFIP (FEMA) - 30 days
• Private Flood Insurance - ~10–15 days (often none if tied to a loan)

Premium Increases: 

• NFIP (FEMA) - 18% cap for primary policies; 25% cap for commercial or non-primary residence
• Private Flood Insurance - Varies! Can increase or decrease according to actuarial needs with no regulation from the State of Florida as it is a non-admitted product

Claims/Underwriting: 

• NFIP (FEMA) - Backed by FEMA
• Private Flood Insurance -Backed by private insurer

Imminent Flood Reimbursement: 

• NFIP (FEMA) - If flood is imminent, NFIP will reimburse up to $1000 for sandbags, pumps and other temporary protective measures including labor
• Private Flood Insurance -Varies depending on the coverage & carrier

The Big Picture

• NFIP = steady, backed by the federal gov, less flexible, all lenders accept.
• Private flood insurance = more options, higher limits, shorter wait times, but insurers can decline coverage, rates are not necessarily steady depending on recent flood losses, some lenders will not accept private market flood

Bottom line? Depending on private market availability, it’s worth looking at both options. It is noteworthy to mention that private market flood can enter the market just as easily as leave so private market is not always available upon request. Still, it’s worth it to ask!

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In the Know: Because Someone Has to Explain This Stuff!

Last month’s greatest hits: frequently asked, always answered.

1. “Hurricane Coverage” can be dropped and everything else still covered, right?

Not quite. “Hurricane coverage” isn’t its own thing. If you drop it, you’re actually dropping all wind coverage. That’s not just hurricanes — it’s summer storms, cold front gusts, tornadoes, the works.

And here’s the kicker: the first cause of loss drives the whole claim. Example: wind knocks a tree onto your roof, rain pours in, and you’ve got water damage everywhere. If you don’t have wind coverage, the entire claim can be denied — because the original cause was wind.

Bottom line: drop wind coverage and you’re basically gambling on every storm that blows through.

2. Will a new roof lower my premium?

Short answer: possibly!

Personal policies: A new roof almost always helps.  It “resets the clock” on roof age (a huge underwriting factor) and can unlock credits you didn’t have before — like adding the 3rd nail for clip credit. It might even get you into markets that wouldn’t touch your home before. Bonus: if your policy has a roof schedule (where they depreciate payouts as your roof ages), a new one could mean better coverage at claim time.

Commercial policies: Different story, but roof age is still king. Even without wind mitigation credits, carriers care a lot about how old that roof is. A timely replacement can open up more markets, better coverage, and better premiums. If you’ve got wind features like clips or wraps, it’s worth pointing them out for possible credits too.

3. I don’t really care about my car, so I don’t need uninsured motorist coverage.

Long story short: uninsured motorist coverage has nothing to do with your car. It’s about protecting you.

Here’s the reality in Florida:

• More than 1 in 5 drivers here have no insurance at all.
• That gives you a 20% chance of being hit by one of them every time you drive.
• Florida ranks 6th worst in the nation for uninsured motorists.

Uninsured Motorist coverage is your backup plan when the other driver doesn’t have one.  It addresses punitive damages, often inclusive of things health insurance doesn’t cover.

It won’t fix your car (that’s collision’s job), but it will protect you and your passengers when the other guy can’t. In a state where “oops, I don’t have coverage” happens far too often, UM is the coverage you hope you never need — but will be very glad to have if you do.

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Let's Clear That Up

Because your cousin's Thanksgiving insurance advice came with confidence, not credentials.

Myth: My business doesn’t really use computers a lot, I don’t need Cyber Insurance.

Not so fast. Cyber risk isn’t just about having a row of servers in a back room. If your business uses email, takes card payments, stores client info, or even just connects to Wi-Fi, you’ve got exposure.

Cyber claims can come from phishing emails, ransomware, hacked payment systems, or even a stolen laptop. And the fallout isn’t just tech headaches — it can mean legal costs, data breach notifications, lost income, and reputation damage.

Bottom line: if you use the internet to do business (and let’s be real, who doesn’t?), cyber insurance isn’t optional — it’s essential.

Myth: All homeowners coverage is the same — it’s just about price.

This is the furthest thing from the truth. Homeowners policies don’t just differ on price — they differ on what you actually get. Rating factors (like wind mitigation credits or whether the home is your primary residence or a rental) play a role, but so do the coverages and exclusions.

Policies today are a little more à la carte than they used to be. Some common examples:

• Non-weather water damage that’s excluded or capped at $10,000
• “Buy-back” options (where you pay extra to add back coverage you thought was already there)
• Roof depreciation schedules that reduce claim payouts as the roof ages

Bottom line: The price tag is only part of the story. What’s included, what’s limited, what’s flat-out excluded — and how financially solid the carrier is — all matter. Giving your policy a quick review at renewal (with us or on your own) is one of the easiest way to avoid surprises hiding in that packet of papers we’re all tempted to toss straight into the junk pile.

Myth: Flood insurance only covers storm surge that completely engulfs my house, right?

Nope! Flood insurance isn’t just for the 5 o’clock news, Coast Guard–hauling-you-off-the-roof kind of disaster. It covers any rising water that starts outside and moves in:

• Heavy rain (yes, even those infamous Florida summer power rains)
• Overflowing ditches or canals
• Swollen rivers
• Street flooding from crummy city infrastructure or sewers that aren’t kept clear of weeds & debris
• And yes, storm surge too

Here’s the technical bit: for it to count as a "flood" under a policy, it has to affect at least two properties OR two or more acres of normally dry land.

Myth: Work comp claims claims automatically mean my premium will skyrocket

Not exactly. One claim doesn’t doom you forever. Carriers look at patterns — the number of claims, how severe they are, and whether the issues that caused them are being addressed and how.

Yes, claims can impact your premium, but things like safety programs, quick reporting, and solid return-to-work plans can help keep costs in check. In other words: one claim gets noticed, but how you handle it determines whether it’s a blip… or a budget problem.

As Certified Risk Managers, we can review your policy and help identify positive, long-term improvements to your workers’ comp program — the kind that lower premiums permanently and take the stress out of scrambling for the "cheapest rate" year after year.

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What is Coinsurance?

Coinsurance is one of those insurance words that 99% of (non-insurance professionals) people either have never heard of or immediately tune out. Most of the time, that’s fine — but for commercial property owners (and honestly, plenty of others too), it’s a little word with potentially huge financial consequences.

In plain English: coinsurance is a clause in many property policies that says you must insure your building for at least a certain percentage of its total replacement cost — usually 80%, 90%, or 100%. If you don’t, the company can penalize you at claim time by paying less than your actual loss.

Why It Matters

Let’s say your building has a replacement cost of $1,000,000 and your policy has an 80% coinsurance clause (the most common). That means you’re required to carry at least $800,000 in coverage.

If you insure it for $850,000 and suffer a $200,000 fire loss, you’re fine — the carrier pays (minus deductible) up to your policy limit.

If you only insure it for $500,000, you’re under the requirement, and here’s what happens in that same $200,000 fire loss scenario:

Claim Payment Calculation = (Insurance Carried / Insurance Required) × Loss Amount −Deductible

Example:

• Carried: $500,000
• Required: $800,000
• Loss: $200,000
• Deductible: $2,500

500,000 ÷ 800,000 = 0.625

200,000 × 0.625 = $125,000

125,000 − 2,500 = $122,500

Your payout is $122,500 not $200,000. That’s a painful surprise.

Why You Need to Pay Attention

• Underinsuring = penalty. Even small claims (roof damage, fire, storm loss) can be reduced if you’re under the required coinsurance limit.
• Property values change. Construction costs, inflation, and supply chain issues push replacement costs up fast. A limit that worked 3 years ago may not work today. Remember: insurance is based on reconstruction cost (how much does it cost to rebuild from the ground up based on labor & materials as is at the time of loss), not what you could buy or sell the building for.
• Lenders watch it. Many commercial mortgages require coinsurance compliance to protect their interest.
• This applies to any commercial property. It doesn’t matter if it’s a personal home bought in an entity name or a huge warehouse: coinsurance can pop up on the policy!

Bottom line: Coinsurance is the carrier’s way of making sure property is insured properly to value for the sake of both parties to the contract. Understanding it now is a lot better than being surprised at claim time.

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The High Five

Quick rundown of what’s true, what’s new & what’s worth knowing

1. Commercial multi-policy discounts

Business insurance can qualify for multi-policy discounts too — ask us how to stack your savings.

2. The flood reality check

Sixty percent of businesses that sustain flood damage never reopen — usually because they lacked proper coverage or funds for repairs.

3. Loyalty pays in auto insurance

Shopping your auto policy too often can actually cost you. Most carriers reward stability with loyalty discounts:

• Under 1 year: no discount
• 1–3 years: discount
• 3–5 years: bigger discount
• 5+ years: biggest discount

Even when you switch, carriers look for at least a year of continuous coverage to extend those savings.

4. Dog liability isn’t included

Most homeowners policies exclude animal liability. We’ve got affordable stand-alone dog liability options to fill that gap.

5. Assistance moving watercrafts, daily driving cars & classic cars for imminent hurricane

Some carriers will cover part of the cost to move your boat to safer ground before a hurricane. Some carriers will provide a free, secure, elevated parking structure in the Miami & Tampa Bay areas for classic car storage during a storm. Ask us if your policy has the right coverage!

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Oliver Off-Duty: The Doxie Diaries

A newsletter within a newsletter, about anything other than insurance, because Oliver refuses to be left out.

Oktobertfest: Ein Prosit der Gemütlichkeit!

"A Toast To Cheer & Good Times!"

So everyone knows about this little shindig called Oktoberfest — the world’s biggest folk festival. But here’s the kicker: it doesn’t even start in October. Nope. It kicks off in September and just rolls right into the beginning of October. Explain that branding choice, please. If I threw "Oliverfest" in September, I’d at least call it Snacktember and keep the theme consistent.

Anyway, here’s how it goes down in Munich every year:

• 16 straight days of partying starting on the 3 Saturday in September and ending on the 1st Sunday in October (but never before October 3 – the day Germany celebrates its reunification).
• A giant opening parade with 6,000+ people in lederhosen and dirndls.
• People guzzle 1.5 million gallons of beer, scarf down 200,000 pork sausages, and inhale 480,000 spit-roasted chickens. (And do I get invited? No. Rude.)

The whole thing started in 1810 for a royal wedding — Crown Prince Ludwig married Princess Therese October 12th. All citizens of Munich were invited to the 5 day party in front of the city gates leading up to the big event. Back then it was horse races, goose chases, and tree-climbing contests. Basically, a dachshund’s dream weekend. Eventually someone said, "You know what would make this better? Beer." And history was made. Beer hall tents were added in 1896.

Now, Oktoberfest brings in about 450 million euros to Munich each year and has copycat festivals all over the world. Biggest Oktoberfest outside of Germany? Kitchener-Waterloo in Canada. Biggest in the U.S.? Cincinnati — or "Zinzinnati" if you’re already three steins in and speaking Denglish.

And let’s not forget — mini dachshunds are German. Which means this is literally my cultural heritage. Consider me your official ambassador of sausages, schnapps, and snack inspections. As such, I happy to teach you that proper German etiquette demands that when you clink your mugs, you look the other person in the eye and shout "Prost!" (Personally, I’d prefer you shout "More snacks, please!")

So yeah, Oktoberfest is loud, messy, and legendary. But mark my words — when I launch Oliverfest it’ll be even better: pup-cups on tap, unlimited tummy rub stations, and squeaky toy races. And unlike Oktoberfest, it’ll actually start in the month on the banner.

"Prost! to my heritage: sausages, pretzels, and unlimited tummy rubs."

Bratwurst Bites

"Finally, food made in my portion size. Don’t mind if I do."

You’ll Need

• 5 fresh bratwurst links (1 package of fresh)
• 1 tbsp olive oil
• ½ cup beer (optional, but on theme)
• ¼ cup yellow mustard
• 2 tbsp Dijon mustard
• 1 tbsp honey
• 1 tsp apple cider vinegar

How to Human

1. Slice brats into 1-inch chunks.
2. Brown in skillet with oil.
3. Add beer, cover, simmer 8–10 min. Drain.
4. Mix mustards, honey, vinegar = dip.
5. Spear brat bites with toothpicks, serve with dip, and prepare to lose at least half to Oliver’s "puppy eyes" campaign.

Apple Strudel

"Strudel means ‘whirlpool.’ Which is also what happens when I spin in circles demanding snacks."

You’ll Need

• Puff pastry (1 package, thawed)
• 4 apples (peeled, sliced thin)
• ½ cup sugar
• 1 tsp cinnamon
• ¼ tsp nutmeg
• ½ cup raisins (optional)
• ½ cup breadcrumbs
• 2 tbsp butter (melted)

How to Human

1. Preheat oven to 375°F.
2. Mix apples, sugar, cinnamon, nutmeg, raisins.
3. Roll pastry on parchment, sprinkle breadcrumbs, add apple mix.
4. Fold like a dachshund burrito. Brush with butter.
5. Bake 35–40 min until golden.
6. Top with powdered sugar or whipped cream for mine but you can opt in or out.