Start with the definition of flood
Everything in the SFIP hangs on one phrase: "direct physical loss by or from flood." Section II.B defines flood as a general and temporary condition of partial or complete inundation of two or more acres of normally dry land area, or of two or more properties (at least one of which is yours), from overflow of inland or tidal waters, unusual and rapid accumulation or runoff of surface waters from any source, or mudflow. It also includes collapse or subsidence of land along the shore of a lake or similar body of water caused by erosion or undermining from waves or currents exceeding anticipated cyclical levels that result in such a flood.
Storm surge from a Gulf or Atlantic hurricane, a river overtopping its banks, and street flooding from torrential rain that inundates the neighborhood usually fit. Rain coming through a damaged roof or a pipe bursting inside one house usually do not, though those may be covered by a homeowners policy.
Coverage A: the building
Coverage A (Section III.A) insures the dwelling, attached additions and extensions, a detached garage (up to 10 percent of the building limit), building materials stored on site, and a list of items insured only under Coverage A, such as central air conditioners, built-in dishwashers and microwaves, carpet permanently installed over unfinished flooring, blinds, awnings and fire sprinkler systems. For a single-family residence the maximum NFIP building limit is $250,000. Your declarations page shows the limit you actually bought.
Replacement cost (no deduction for depreciation) applies to the building only if it is a single-family dwelling that is your principal residence and is insured to at least 80 percent of its full replacement cost, or to the NFIP maximum (Section VII.R.1.a). Otherwise the building is settled at actual cash value or a proportional formula (Section VII.R.4).
Coverage B: contents
Coverage B (Section III.B) insures personal property inside the building if you purchased contents coverage, which is a separate election. The maximum contents limit for a residence is $100,000. Personal property is settled at actual cash value, meaning replacement cost minus depreciation (Section VII.R.4.e). That depreciation is a frequent source of underpayment disputes; see flood claim underpaid.
Some items have special limits, such as a $2,500 cap for any one loss to artwork and collectibles, rare books, jewelry and watches, furs and similar valuables (Section III.B.8), and personal property in a building that is not fully enclosed must be secured against floating away.
Basements and areas below the lowest elevated floor
This is the coverage limit that surprises Floridians most, because many coastal homes are elevated. For a basement (any area with its floor below ground level on all sides), or for the area below the lowest elevated floor of an elevated post-FIRM building in zones such as AE, VE and A1-A30, coverage is limited to a list of items. Under Coverage A (Section III.A.8) the list includes central air conditioners, cisterns, unfinished drywall in a basement, electrical boxes, outlets and switches, elevators, fuel tanks, furnaces and water heaters, heat pumps, nonflammable insulation in a basement, pumps and tanks for solar systems, attached stairways, sump pumps, water softeners and filters, well water tanks and pumps, required utility connections, footings, foundations and pilings, and clean-up. Under Coverage B (Section III.B.5) only portable or window air conditioners, clothes washers and dryers, and food freezers and the food in them are covered there.
Coverage C and D: other coverages
- Debris removal (Section III.C.1), within the building or contents limit.
- Loss avoidance (Section III.C.2): up to $1,000 for sandbags, pumps, plastic sheeting and similar measures when flood is imminent, and moving insured property to safety.
- Increased Cost of Compliance (Coverage D, Section III.D): up to $30,000 toward elevating, floodproofing, relocating or demolishing a building when a community declares it substantially damaged or it qualifies as a repetitive-loss building. ICC is paid in addition to the building limit, but the two combined cannot exceed the statutory maximum.
What NFIP flood insurance covers, and what it does not: the exclusion table
| Item or loss | Covered? | Where in the SFIP |
|---|---|---|
| Additional living expenses, loss of use, loss of access | No | V.A |
| Earth movement (landslide, subsidence, sinkholes, gradual erosion), even if caused by flood | No, except mudflow and shoreline collapse within the flood definition | V.C |
| Rain, snow, hail or water spray | No | V.D.3 |
| Mold, mildew or moisture from conditions within your control, including failure to inspect and maintain after the flood recedes | No | V.D.4 |
| Sewer or drain backup, sump overflow, seepage | Only if a flood in the area is the proximate cause | V.D.5 |
| Fences, seawalls, bulkheads, docks, piers | No | IV |
| Swimming pools, hot tubs and spas (other than bathroom fixtures) and their equipment | No | IV |
| Cars and most self-propelled vehicles; aircraft and watercraft | No | IV |
| Money, securities, deeds and other valuable papers; land, lawns, trees and shrubs; decks and patios outside the exterior walls | No | IV |
| Cost of complying with building codes, except through ICC | Only via Coverage D | V.A.6, III.D |
Mold after a flood
Mold is not excluded across the board. Mold that results directly from the flood and is promptly addressed can be part of the flood loss. What the SFIP excludes is mold, mildew or moisture damage that results primarily from conditions substantially confined to the dwelling or within your control, specifically including failure to inspect and maintain the property after a flood recedes (Section V.D.4). Prompt water extraction, drying, and records of that work (invoices, moisture readings, photos) are the strongest answer to a mold-based denial.
Using this map in a dispute
Lay out the denial letter beside this page. For each denied line item, find the section the insurer cited and ask: is the item on the covered list, is the exclusion triggered by the facts, and does some other policy pick it up? Wind damage, for example, belongs on a homeowners or windstorm claim; read wind vs. flood damage claims. If the issue is a full denial, start with NFIP claim denied.
The Lawgical Firm, P.A. handles Florida residential and commercial property insurance claims. Its site does not list NFIP flood claims as a practice area; you can request a free case review to ask whether it can help with your situation.
Frequently asked questions
Does NFIP flood insurance pay for a hotel while my house is repaired?
No. Section V.A excludes additional living expenses and loss of use. Some private flood policies include additional living expense coverage, and Florida's "preferred" private flood product under section 627.715 must include it.
Is my garage floor or ground-level enclosure covered?
If it is a basement or the area below the lowest elevated floor of an elevated post-FIRM building in the listed high-risk zones, only the specific items in Sections III.A.8 and III.B.5 are covered there. A garage at ground level in a non-elevated house is treated differently, so check the building's elevation status.
Are contents paid at replacement cost?
Not under the NFIP Dwelling Form. Personal property is settled at actual cash value, which subtracts depreciation (Section VII.R.4.e).
What are the maximum NFIP limits for a home?
For a single-family residence, $250,000 for the building and $100,000 for contents, plus up to $30,000 of Increased Cost of Compliance within the statutory maximum. Your limits may be lower; check the declarations page.
Sources: 44 CFR Part 61, Appendix A(1), Sections II, III, IV, V and VII.R; 44 CFR 61.6 (maximum amounts of coverage); Fla. Stat. 627.715.