What Flood Insurance Actually Covers—and What It Doesn’t
Jack Thompson

Living in places like Panama City, Santa Rosa Beach, or anywhere in the Florida Panhandle, you know flooding isn’t just a possibility—it’s a reality. And standard homeowners insurance doesn’t cover flood damage. That’s why having flood insurance is essential—but just as important is knowing what it doesn’t cover.

What Flood Insurance Covers

Structural Protection
Flood insurance helps repair damage to your home's foundation, walls, HVAC systems, plumbing, and built-in fixtures. This structural coverage is essential for rebuilding after a flood.

Personal Property
It protects belongings like clothing, electronics, furniture, and appliances. NFIP policies typically cover up to $100,000 in contents, with limits on high-value items like jewelry unless scheduled separately.

Detached Structures
Some smaller buildings—such as detached garages and sheds—may be covered, but usually only up to specified limits. Landscaping and in-ground pools are typically excluded.

Debris Removal & Cleanup
Many policies include cleanup after a flood, though limits vary. This helps with post-storm recovery when it matters most.

What Flood Insurance Doesn’t Cover

Additional Living Expenses
If your home becomes uninhabitable and you need to stay in a hotel or eat out, standard NFIP policies won’t cover those costs. Private flood insurance may offer this as an add-on.

Outdoor Property Items
Decks, fences, landscaping, patios, and pools are usually not covered. These features may require a separate policy or endorsement.

Mold or Mildew Damage
If mold or moisture damage results from neglect or delayed cleanup, it's typically excluded—even if flood-related.

Earth Movement
Events like sinkholes, mudslides, and subsidence—even if triggered by flooding—aren’t covered under standard flood insurance policies.

Valuables & Cash
There are strict limits on coverage for cash, stock certificates, and collectibles. Make sure high-value items are scheduled appropriately or protected with a separate policy.

Why This Matters in Florida

Nearly 25% of flood claims come from low-to-moderate-risk zones, not just coastal or high-risk areas. In Florida, even inland neighborhoods aren’t immune.

With Citizens Insurance and other carriers increasingly requiring flood coverage—especially for homes with wind policies or in SFHAs—understanding what’s included matters more than ever.

Many homeowners also confuse windstorm damage with flood damage, assuming it’s covered the same way. It’s not. Flood insurance is specific—and irreplaceable when the water rises.

How to Fill the Gaps

If you want broader protection, here’s how to cover what flood insurance often leaves out:

  • Consider private flood insurance with higher limits or additional living expense coverage.
  • Check your flood zone and get an elevation certificate—it may lower your premium or be required for certain policies.
  • Inventory your belongings and review coverage limits for valuables.
  • Talk to a local agent about endorsements or policy bundling options.

Ready to Review Your Flood Risk?

If you're unsure what your current flood policy covers—or if you’re just starting the process—we’re here to help. At St. Andrews Insurance, we partner with both NFIP and private flood carriers to craft policies tailored to Florida homes.