Sinking South Florida

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Check Your Address

Know your flood risk

Flood zones, flood insurance, and what to do before, during, and after the water rises. Written for South Florida homeowners, buyers, and renters.

Flood zones explained

What your zone means

FEMA flood maps sort every property into a zone. Zones that start with A or V are high-risk areas, where a flood has at least a 1% chance of happening in any year. If you have a federally backed mortgage there, flood insurance is required.

  • VE

    Highest risk

    Coastal areas hit by storm waves as well as rising water. FEMA says these areas have a 26% chance of flooding over a 30-year mortgage. Insurance required with a federally backed loan.

  • AE

    High risk

    The most common high-risk zone in South Florida. The map lists a Base Flood Elevation (BFE): how high water is expected to rise in a 1%-chance flood. Insurance required.

  • AH / AO

    High risk

    Shallow flooding, usually 1 to 3 feet: ponding (AH) or water sheeting across flat ground (AO). Insurance required.

  • A

    High risk

    High risk, but no detailed study, so the map shows no flood depths or BFE. Insurance required.

  • X shaded

    Moderate risk

    Between the 1% and 0.2% (500-year) flood lines. Insurance isn't required, but it's recommended.

  • X

    Lower risk

    Outside the mapped flood areas. Lower risk is not no risk: about a third of flood claims from 2013 to 2023 came from outside high-risk zones.

Sources: Miami-Dade County flood maps, FloodSmart (NFIP), FEMA NFIP brochure, 2025.

Look up your zone

  1. Quick check: our address tool shows your FEMA zone, ground elevation, and the projected 2050 high tide.
  2. Miami-Dade: the county's flood zone map, or the Flood Zone Hotline at 305-372-6466. The maps in effect date from September 11, 2009. Newer preliminary maps from 2021 are not in effect yet and may change.
  3. Broward: the county's flood zone maps. New FEMA maps took effect July 31, 2024, so your zone may have changed.
  4. Official map: FEMA's Flood Map Service Center has the legal maps for any address.

Get your elevation certificate

An elevation certificate shows how high your lowest floor sits compared with the expected flood level. It can lower your insurance price and matters after damage, when the "50 percent rule" can require an older home to be raised.

Miami-Dade homes built after 1995: search the county's elevation certificate database. Older homes: ask the previous owner or hire a licensed surveyor.

Source: Miami-Dade County, Elevation Certificates.

Flood insurance

Your homeowners policy won't cover it

Standard homeowners and renters policies don't cover flood damage. Flood coverage is a separate policy, from the federal National Flood Insurance Program (NFIP) or a private insurer.

  • $250K

    Most NFIP pays for a home's structure (contents: up to $100K)

  • 30days

    Usual wait before a new policy starts. Buy before storm season, not when a storm is coming.

  • 1 in 3

    NFIP claims from outside high-risk zones, 2013 to 2023

  • $52K

    Average NFIP claim payment, 2019 to 2023

Source: FEMA, "Why do I need flood insurance?" (2025).

NFIP or private?

NFIP prices are set by FEMA and policies cover up to $250,000 for the building and $100,000 for belongings. Private flood policies can offer higher limits or extras like temporary housing. Get quotes for both from an insurance agent.

Renters need it too

Your landlord's policy covers the building, not your things. NFIP contents-only coverage for renters goes up to $100,000.

Disaster aid is not insurance

FEMA grants only come after a presidential disaster declaration and rarely cover all losses. SBA disaster loans must be paid back with interest. Flood insurance claims don't.

Insured by Citizens? Flood coverage is now required

State law now requires Citizens Property Insurance customers to carry flood insurance, phased in by the home's insured value, whether or not the home is in a flood zone.

Dwelling coverageFlood policy required by
$600,000 or moreJan 1, 2024
$500,000 or moreJan 1, 2025
$400,000 or moreJan 1, 2026
All other homesJan 1, 2027

Sources: News4Jax, Sept 2025, Citizens Property Insurance.

Before, during, after

What to do when water rises

  1. 01 · Before

    Get ready

    • Sign up for alerts: Miami-Dade Alerts or Alert!Broward.
    • Check this season's king tide dates and plan errands and parking around high tide.
    • Buy or review flood insurance at least 30 days before you need it.
    • Photograph every room and your valuables now, so you can prove what you had.
    • Store documents, medicine, and electronics up high or in waterproof bins.
    • Ask your city about sandbags and clear the storm drain in front of your home.

  2. 02 · During

    Stay out of the water

    • Turn around, don't drown. Twelve inches of water can float a small car. Eighteen to 24 inches of flowing water can carry away most vehicles, including SUVs. Six inches of fast water can knock over an adult.
    • King tide water is saltwater. It corrodes brakes, fuel lines, and wheels, so park on higher ground or in a garage before high tide.
    • Avoid wading. Floodwater can hide open drains and carry sewage and chemicals.
    • Don't drive through flooded streets: your wake pushes water into homes and businesses.

    Sources: National Weather Service, FOX Weather.

  3. 03 · After

    Document, then clean

    • Wait until officials say it's safe, and turn off power and gas before going in.
    • Call your agent or insurer right away to open a claim. Ask about an advance payment and every deadline, in writing.
    • Photograph and video damage and water lines before moving anything. Keep samples of carpet and drywall.
    • List damaged items with brands, models, and prices. Keep every repair receipt.
    • Dry out fast to limit mold, which may not be covered if left to grow.
    • If a disaster is declared, also register with FEMA for help insurance doesn't cover.

    Source: FEMA, File your flood claim.

Buying or renting

Ask before you sign

Florida now requires sellers and landlords to tell you about a home's flood history in writing, before you sign.

Buying a home

Sellers of homes must give a flood disclosure at or before signing the contract (Florida Statutes 689.302, expanded October 1, 2025). It must say whether:

  • the seller ever filed a flood insurance claim on the home,
  • the seller got any help paying for flood damage, from any source,
  • the seller knows of flooding that damaged the home while they owned it.

Renting

Since October 1, 2025, landlords must give the same three answers, on a separate page from the lease, for leases of one year or longer (Florida Statutes 83.512).

If the landlord skips it and a flood seriously damages your home or belongings, you can end the lease with written notice within 30 days of the damage and get back any rent paid in advance.

Source: Florida Realtors, "Florida expands flood disclosures" (Sept 2025). This is general information, not legal advice.

Questions to ask any seller or landlord

  • What flood zone is the home in, under the current and the preliminary maps?
  • Can I see the elevation certificate?
  • What does flood insurance cost today, and can the current NFIP policy transfer to me?
  • Has the street flooded during king tides or heavy rain?
  • Has the home ever been raised, or had flood vents or barriers added?
  • Where does the parking go during high tide?

Run the address through our flood risk tool and get an insurance quote before your inspection period ends.

Quick answers

FAQ

Does homeowners insurance cover flooding in Florida?

No. Standard homeowners and renters policies exclude flood damage. You need a separate flood policy from the NFIP or a private insurer.

Do I need flood insurance if I'm in Zone X?

It isn't required by lenders, but about one in three NFIP claims from 2013 to 2023 came from outside high-risk zones. If you're insured by Citizens, flood coverage is required no matter your zone, phased in by 2027.

How long does flood insurance take to start?

NFIP policies usually take effect 30 days after purchase. There is no wait when the policy is bought as part of closing on a mortgage.

How do I find my flood zone in Miami-Dade or Broward?

Use the Miami-Dade flood zone map or hotline (305-372-6466), Broward County's flood zone maps, or FEMA's Flood Map Service Center. Our address tool gives a quick read too.

What is a king tide?

The highest high tides of the year, which in South Florida peak in fall when the moon is new or full. Even on sunny days, they can push seawater up through storm drains and over seawalls onto low streets.

Does a seller have to tell me about past flooding?

Yes. Since October 1, 2025, Florida home sellers must disclose past flood insurance claims, any help received to repair flood damage, and flooding they know damaged the home. Landlords must do the same for leases of a year or longer.

Is your address at risk?

See your flood zone, ground elevation, and projected 2050 high tide in seconds. Free, no sign-up.

Check Your Address Flood resources