Quick answer (TL;DR)
Florida’s insurance regulator reported an average homeowners premium, including wind, of $6,323 in Palm Beach County for policies in force at March 31, 2026 (OIR report of July 1, 2026). A specific house is priced on its construction, roof, systems and flood risk. Two reports move the number: a four-point inspection, which insurers such as Citizens require on older homes, and a wind mitigation inspection on state form OIR-B1-1802, which documents features that earn the discounts Florida law requires. Flood is a separate policy, and new NFIP policies usually carry a 30-day wait, so start quoting as soon as you are under contract.
When you buy a Florida home, insurance is due diligence: the roof, wind features and flood risk decide whether, and at what cost, a home can be insured.
What does home insurance cost in Florida?
The most useful official figures come from the Florida Office of Insurance Regulation (OIR). Each January and July it publishes a Property Insurance Stability Report with average premiums for each of the 67 counties, calculated from its Market Intelligence Report data as total premium divided by policies in force. The July 1, 2026 report uses data as of March 31, 2026. For Palm Beach County it lists:
| Policy type (Palm Beach County) | Average premium, including wind | Average premium, excluding wind |
|---|---|---|
| Homeowners | $6,323 | $3,175 |
| Condominium unit owners | $2,311 | $1,703 |
These are averages across every policy in the county, from small inland houses to waterfront estates. OIR notes that actual premium “will vary based upon company, insured value, deductibles, and policy terms.” They exclude separate flood policies, and the report gives county averages, not one statewide figure. It also says the average homeowners premium including wind fell in 51 counties since its January 2026 edition. Separately, Citizens Property Insurance Corporation’s April 30, 2026 bulletin reports OIR-approved rates for its policies effective on or after July 1, 2026 reflecting “an average 8.8% decrease for homeowners multiperil policies across the state.” That is a rate change for Citizens only, not an average premium.
What drives the premium on a particular house
Florida law requires residential rate filings to separate hurricane coverage from all other coverages, and the premium notice must show both (section 627.0629(4)). The drivers you can check before you buy:
- Building code era and roof construction: covering, deck attachment and roof-to-wall connection, the core of the wind credits.
- Opening protection: documented impact-rated windows, doors and shutters.
- Roof age and condition, and the age of electrical, plumbing and HVAC: these decide insurability on older homes.
- Flood risk: priced separately by the NFIP or a private insurer.
- Your choices: insured value, deductibles and policy terms.
The four-point inspection: what it covers and who requires it
A four-point inspection is not a full home inspection. Citizens states its rule on its inspections page:
Serious hazards, such as exposed wiring or active leaks, should be repaired before applying. Citizens’ current form (Insp4pt 03 25, updated March 20, 2025) defines “acceptable condition” as each system “working as intended” with “no visible hazards or deficiencies,” requires photos of each side of the house, each roof slope, the water heater and the main electrical panel, and states that it “is used to determine insurability and is not a warranty.” Private insurers set their own underwriting rules, so ask the agent quoting the house what that carrier needs.
Citizens’ roof rules for older roofs
Citizens says roofs “older than 25 years (soft such as shingle or similar) or 50 years (hard such as tile, slate, clay, concrete or metal) require documentation showing at least five years of remaining useful life.” A Florida-licensed inspector must inspect the roof, and where it has less than five years of remaining life, the owner must provide proof of a full replacement before any policy is written.
Roof age and Florida law: the 15-year rule
Section 627.7011(5), Florida Statutes, limits how far any homeowners insurer can go on roof age alone:
- An insurer “may not refuse to issue or refuse to renew a homeowner’s policy insuring a residential structure with a roof that is less than 15 years old solely because of the age of the roof.”
- For a roof at least 15 years old, the insurer must let the homeowner get a roof inspection by an authorized inspector, at the homeowner’s expense, before requiring replacement. If that inspection shows 5 years or more of useful life remaining, the insurer may not refuse to issue or renew solely because of roof age.
- Roof age runs from the last date on which 100 percent of the roof’s surface was built or replaced under the code then in effect.
The subsection was enacted by chapter 2022-268, Laws of Florida (CS/SB 2-D, approved May 26, 2022) and applies to homeowners policies issued or renewed on or after July 1, 2022. Chapter 2024-182 added roofing contractors to the authorized inspectors, effective July 1, 2024. Note the word “solely”: an insurer may still decline for condition or other lawful underwriting reasons. Get the roof permit history from the seller; the permit date usually settles the age question.
The wind mitigation inspection (form OIR-B1-1802)
Section 627.0629(1) requires residential property rate filings to include “actuarially reasonable discounts, credits, or other rate differentials, or appropriate reductions in deductibles” for homes with features shown to reduce windstorm losses, such as roof strength, roof-to-wall strength and opening protection. Since October 1, 2023, insurers must describe these discounts on their websites.
Those features are documented on the Uniform Mitigation Verification Inspection Form, OIR-B1-1802. Section 627.711(2) requires all insurers to use the uniform form, and the current version (Rev. 04/26) is adopted by Rule 69O-170.0155, Florida Administrative Code, effective April 1, 2026. It records the building code at the original permit, the roof covering, the weakest roof deck and roof-to-wall attachments, roof shape (hip or otherwise), any sealed roof deck, and the weakest protection on windows, doors, garage doors and skylights. At least one photo or document must support each feature claimed. The form’s footer states it “is valid for up to five (5) years provided no material changes have been made to the structure or inaccuracies found on the form,” and adds that some items “may not qualify for a discount.” It must be signed by an inspector listed in section 627.711(2), such as a licensed home inspector with hurricane mitigation training, a licensed contractor, an engineer or an architect. Under section 627.711(9), an insurer may have a submitted form independently verified at its own expense.
Ask the seller for the existing report. A form under five years old, on a house with no material changes, can go with your application. If impact windows or a new roof were added since, a new inspection may document more credits.
Which inspection or document affects what
| Report or document | What it shows | What it affects | Source of the rule |
|---|---|---|---|
| Four-point inspection | Age, type and condition of roof, electrical, plumbing and HVAC | Insurability, especially for older homes; Citizens requires it over 20 years | Citizens inspections page; insurer underwriting |
| Roof inspection form | Roof age, condition and remaining useful life | Whether an older roof is accepted; the 15-year and 5-year rules | s. 627.7011(5), F.S.; Citizens roof rules |
| Wind mitigation form OIR-B1-1802 | Code era, roof attachment, roof shape, sealed deck, opening protection | Wind premium discounts and credits; valid up to 5 years | ss. 627.0629, 627.711, F.S.; Rule 69O-170.0155, F.A.C. |
| Roof permit history | Date of the last full replacement | Roof age used by insurers | s. 627.7011(5)(d), F.S. |
| Elevation certificate | Building elevation relative to flood levels | Flood underwriting and pricing | Flood insurer |
| Seller flood disclosure | Known flood damage, flood claims and flood assistance during the seller’s ownership | Your read of flood history before you sign | s. 689.302, F.S. |
Citizens: eligibility, take-outs and the clearinghouse
Citizens exists for owners who cannot find private coverage, and section 627.351(6) builds that into its eligibility rules:
- Value cap. Since January 1, 2017, a home with a dwelling replacement cost of $700,000 or more, or a condo unit with combined dwelling and contents replacement cost of $700,000 or more, is not eligible. A limit of under $1 million applies only in counties where OIR finds a lack of reasonable competition.
- The 20 percent rule. On a new application for a primary residence, an offer of comparable coverage from an authorized insurer makes the home ineligible unless that premium is more than 20 percent above Citizens’ premium. A similar test applies to other homes, and to take-out offers made to existing primary-residence policyholders.
- The clearinghouse. Citizens says its clearinghouse, required by section 627.3518, “helps agents establish eligibility prior to placing or renewing a policy with Citizens.”
Even if the seller is insured with Citizens, expect your agent to shop private carriers: these tests apply to your application.
Flood insurance: NFIP, private flood and timing
Homeowners policies do not cover flood; Florida’s statutory seller flood disclosure form opens with that warning. Coverage comes from FEMA’s National Flood Insurance Program (NFIP) or a private insurer. Under section 627.715, a “standard” private policy must match the NFIP standard policy, while “preferred,” “customized” and “flexible” policies vary from it.
The 30-day wait and the loan-closing exception. Under 44 CFR 61.11(d), a new NFIP policy generally takes effect at 12:01 a.m. on the 30th calendar day after the application and premium payment. Paragraph (b) is the exception buyers use: where the initial purchase is in connection with making, increasing, extending or renewing a loan, coverage is effective as of the loan closing, provided the application and premium payment are made at or before closing. A cash buyer does not get that exception and should apply early. Private flood policies set their own effective-date terms.
Lender requirements. FEMA states that its flood maps still inform “the mandatory purchase requirement.” If you are financing a home in a high-risk Special Flood Hazard Area, expect your lender to require flood insurance. Citizens has its own requirement (below).
Risk Rating 2.0. FEMA’s current NFIP pricing applied to new policies from October 1, 2021, to renewals from April 1, 2022, and was fully implemented on April 1, 2023. FEMA says it weighs flood frequency, flood types including storm surge and heavy rainfall, distance to water, elevation and the cost to rebuild, and that statutory limits keep most rates from rising more than 18% per year. Get a quote on the actual house rather than relying on the seller’s premium.
Citizens’ flood insurance requirement
Section 627.351(6)(aa), added by chapter 2022-271, Laws of Florida (SB 2-A, December 2022), requires Citizens personal lines residential policyholders to carry flood insurance, phased in by dwelling replacement cost for policies effective on or after:
| Policies effective on or after | Applies to |
|---|---|
| January 1, 2024 | Dwelling replacement cost of $600,000 or more |
| January 1, 2025 | Dwelling replacement cost of $500,000 or more |
| January 1, 2026 | Dwelling replacement cost of $400,000 or more |
| January 1, 2027 | All other personal lines residential property insured by Citizens |
In a Special Flood Hazard Area the requirement already applies: at issuance for new Citizens policies issued on or after April 1, 2023, and by renewal for policies renewing on or after July 1, 2023. Two exceptions: policies that do not cover wind, and policies on a condominium unit owners form. The flood policy must at least match the NFIP’s dwelling coverage or meet the private flood standards in section 627.715.
Before you sign, read the seller’s flood disclosure under section 689.302 (see Florida seller disclosure requirements). For coastal homes, see windstorm and flood insurance due diligence and waterfront estate inspections.
Buying a condo: your HO-6 and the master policy
In a condominium, the association insures the building under its master policy and you insure your unit with a unit owners policy, usually called an HO-6. The split is set by Florida’s condominium law and the declaration, so get the master policy declarations early and give them to your agent. OIR’s July 2026 report puts the average condo unit owners premium in Palm Beach County at $2,311 including wind. Citizens’ flood requirement does not apply to its unit owners policies, though a lender’s may. Our guide to buying a condo in Florida covers the document review, and the milestone inspection and SIRS guide explains the building-level reports that bear on the association’s finances.
A buyer’s insurance timeline, from offer to closing
- With your offer: ask for the seller’s wind mitigation form, roof permit and replacement date, elevation certificate if one exists, and the flood disclosure.
- Day one under contract: send the address and documents to a licensed Florida insurance agent for homeowners and flood quotes.
- During the inspection period: order the four-point and wind mitigation inspections alongside your home inspection if the insurer needs new ones.
- Before the inspection period ends: confirm a carrier will write the home and on what terms. If the roof or a system is a problem, that is the time to negotiate or use your contract rights; see what “as is” means in a Florida contract.
- Flood: financed buyers apply and pay at or before closing for the loan-closing exception; cash buyers apply early enough to cover the 30-day wait.
- Before closing: bind the policies and send the declarations pages and proof of payment to your lender and closing agent. For the rest of the closing figures, see our guide to closing costs in Palm Beach County.
Frequently Asked Questions
What is the average cost of home insurance in Florida?
The Florida Office of Insurance Regulation publishes county averages, not one statewide figure. Its July 1, 2026 report, using data as of March 31, 2026, lists an average homeowners premium including wind of $6,323 in Palm Beach County ($3,175 excluding wind). Actual premiums vary by company, insured value, deductibles and policy terms.
How long is a wind mitigation report good for in Florida?
Up to five years. Form OIR-B1-1802 (Rev. 04/26) states that it is valid for up to five years provided no material changes have been made to the structure or inaccuracies found on the form. An insurer may also have it independently verified at its own expense under section 627.711(9), Florida Statutes.
What does a 4-point inspection cover in Florida?
The roof, electrical system, plumbing and heating and cooling (HVAC): their age, type and condition, plus hazards such as exposed wiring or active leaks. Citizens requires one on homes more than 20 years old. It decides insurability; it is not a full home inspection or a warranty.
Is flood insurance required in Florida?
Not for every home, but it is required in two common situations. Lenders generally require it on financed homes in FEMA high-risk Special Flood Hazard Areas, and Citizens requires it of its personal lines policyholders under a phase-in that reaches all remaining Citizens homeowners for policies effective on or after January 1, 2027. Homeowners policies do not cover flood.
Does Citizens require flood insurance in Florida?
Yes, for most personal lines residential policies. Under section 627.351(6)(aa), Florida Statutes, flood coverage is required for Citizens policies effective on or after January 1, 2026 where the dwelling replacement cost is $400,000 or more, and from January 1, 2027 for all other covered homes; homes in a Special Flood Hazard Area have needed it since 2023. Policies without wind coverage and condominium unit owners policies are exempt.
Please note: This guide is general information, not insurance or legal advice. Coverage, eligibility and pricing depend on the insurer and the property; consult a licensed Florida insurance agent before you rely on any figure here, and confirm contract questions with a Florida real estate attorney. Statute text cited is the 2026 Florida Statutes as published by the Florida Legislature, read on October 20-21, 2026.
Sources: Florida OIR, Property Insurance Stability Report, July 1, 2026; Florida Statutes 627.0629, 627.711, 627.7011, 627.351, 627.715 and 689.302; Rule 69O-170.0155, F.A.C. and form OIR-B1-1802 (Rev. 04/26); Laws of Florida ch. 2022-268, ch. 2022-271 and ch. 2024-182; Citizens Property Insurance Corporation Inspections, 4-Point form update (March 20, 2025), July 2026 rate update (April 30, 2026) and Clearinghouse; 44 CFR 61.11; FEMA, Risk Rating 2.0.
Buying a home in Palm Beach County or South Florida?
Reach out to LPE Realty at info@lperealty.com or through our contact page, and see how we work with buyers on our Buy With Us page.
LPE REALTY LLC, a licensed Florida real estate brokerage