The Citizens Flood Insurance Rule for 2027: What Florida Sellers Should Know

Where the Citizens flood rule comes from

Citizens Property Insurance Corporation is Florida's insurer of last resort for homeowners who cannot get comparable private coverage. The flood requirement is in s. 627.351(6)(aa), Florida Statutes, which says Citizens "shall require the securing and maintaining of flood insurance as a condition of coverage of a personal lines residential risk."

Citizens cannot sell flood insurance itself (s. 627.715(6)), so the coverage comes from the National Flood Insurance Program (NFIP) or a private insurer. Citizens' flood page cites s. 627.715, which covers private flood insurance, but the requirement itself is in s. 627.351(6)(aa).

Applicants and policyholders sign a form affirming that Citizens does not provide flood insurance and that the home is not eligible without it, and the statute lets Citizens deny coverage to anyone who refuses to secure and maintain it. As of October 2026, the paragraph reads as it did in the 2024 statutes. The only bills filed so far for the 2027 session are claim bills, so check for changes once the session meets.

The phase-in schedule

The rule started in FEMA's high-risk flood zones in 2023, then moved outside them in steps based on dwelling value. The Jan. 1, 2027 step drops the value test.

FEMA's high-risk areas are called special flood hazard areas; Citizens gives zones A, AO, AH, A1 to A30, AE, A99, V, V1 to V30 and VE as examples. The statute words the value tiers as dwelling replacement cost, while Citizens applies them using the policy's current Coverage A (dwelling) limit, the number on your declarations page.

When the 2027 step reaches your policy

The statute applies the 2027 step to Citizens policies "effective on or after" Jan. 1, 2027, and Citizens applies the rule to new and renewing policies. So it attaches at each policy's own start or renewal date, not on one day for everyone.

Under that wording, a policy outside a high-risk zone with $300,000 of dwelling coverage that renews on Nov. 15, 2026 would not need flood insurance until its Nov. 15, 2027 renewal, while a new policy starting on or after Jan. 1, 2027 needs proof at application. Your agent can confirm the date for your policy.

As of October 2026, we found no public Citizens notice schedule for this step. For the 2024 tier, Citizens planned to send affected policyholders courtesy letters 145 days before expiration, automatic nonrenewal notices at 130 days where proof was missing, and reminders at 60 days (alert, Aug. 31, 2023). Florida generally requires at least 120 days' written notice before a residential property policy is nonrenewed (s. 627.4133), and a new NFIP policy usually takes 30 days to start, so early 2027 renewals leave the least time.

Which policies are covered, and how many

The statute defines personal lines residential policies to include homeowner, mobile home owner, dwelling, tenant and condo unit owner policies (s. 627.351(6)(a)2.), then exempts policies without wind coverage and condo unit-owner policies. Here is how that maps onto Citizens' policy types:

• Covered when the policy includes wind: homeowners (HO-3, HO-8), dwelling fire policies often used for rentals (DP-3, DP-1), mobile home policies (MHO-3, MDP-1), and the wind-only versions (HW-2, DW-2, MW-2, MD-1).
• Exempt by statute: condo unit-owner policies (HO-6, HW-6) and any policy that excludes wind coverage.
• Exempt on Citizens' flood page: renters (tenant contents) policies (HO-4, HW-4, MHO-4). The statute itself does not list this exemption.

Wind-only policyholders can show a qualifying flood endorsement on their private multiperil policy (Citizens flood page). The condo exemption dates to 2023 (ch. 2023-175); for building-level condo rules, see our guide to condo milestone inspections and reserves.

Citizens is much smaller than it was: about 1.41 million policies in fall 2023 (its 2023 peak of 1,407,805 on Sept. 30, 2023), versus 266,231 on Aug. 31, 2026, about 81% lower, and 254,918 as of Sept. 25, 2026 (policies in force). In Tampa Bay on Aug. 31, 2026, Citizens had 36,187 personal multiperil policies, with or without wind (19,292 in Pinellas, 7,342 in Pasco, 5,603 in Hillsborough and 3,950 in Hernando) and 1,342 personal wind-only policies (county detail).

Coverage amounts and private flood

Citizens asks for flood dwelling coverage at least equal to your Citizens dwelling limit (Coverage A). If the NFIP cannot offer that much, Citizens accepts the maximum you are eligible for: $250,000 in the NFIP regular program or $35,000 in the emergency program (Citizens flood page).

Since a 2024 change to the law (ch. 2024-179), the requirement covers the dwelling only. Citizens said in June 2024 that flood coverage for contents (Coverage C) is no longer a condition of eligibility (Citizens, June 4, 2024), although contents coverage can still be worth buying.

Private flood can qualify if it meets at least NFIP dwelling coverage or one of three categories in s. 627.715(1)(a): standard (matching an NFIP policy's coverage, deductibles and loss adjustment), preferred (standard plus outside water intrusion, additional living expenses and replacement-cost contents) or customized (broader than standard). Florida's flexible policies, which may cap coverage at the mortgage balance or pay actual cash value, and supplemental policies are not on that list, so ask your agent to confirm Citizens will accept one.

Proof, nonrenewal, and if you can't get insurance

Citizens asks new applicants and renewing policyholders for proof of flood coverage and a signed Policyholder Affirmation Regarding Flood Insurance (form CIT FW01, 2023 edition). Any one of these counts as proof:

• A copy of the flood policy declarations page.
• If the flood application is pending, a copy of the submitted application and proof of payment, as initial proof.
• For Citizens wind-only policies, a qualifying flood endorsement on the private multiperil policy.

Citizens' updated policy forms, for new and renewal policies effective on or after Dec. 1, 2026, add a flood insurance condition. If you must carry flood insurance and Citizens verified it when the policy was issued or renewed, a wind loss may not be covered if the required flood policy is not in force on the date of the loss. Citizens may also ask you to sign a form releasing your flood policy information within 14 days, and the revised affirmation (CIT FW01 12 26) says you will keep flood coverage for the whole policy term and any renewals (Citizens bulletin, Oct. 1, 2026). If you are selling, keep the flood policy in force until the sale closes.

Without flood insurance, the home is not eligible for that Citizens policy (Citizens, March 31, 2023). In the 2024 tier, policies without flood information on file drew automatic nonrenewal notices; agents could clear that by sending the information before the nonrenewal generated, or request reinstatement after it (alert, Aug. 31, 2023).

A home that cannot get an NFIP policy may qualify for a Citizens policy without wind coverage, with proof such as a declination (Citizens bulletin, Jan. 27, 2023). Private insurers do not have to require flood insurance, so Citizens notes that a private offer that looks more expensive may cost less once the flood policy is counted (Citizens, Dec. 4, 2023).

If private insurers will not cover the home, Citizens is the fallback: for a primary residence, it is generally not available when an authorized private insurer offers comparable coverage, unless that offer costs more than 20% above Citizens' premium, and the home must still meet Citizens' underwriting (s. 627.351(6)(c)5.a.). The free FMAP service refers you to agents who place private coverage. For roof age, four-point inspections and selling a home in that position, see selling a Florida house you can't insure.

NFIP basics for sellers and buyers

Your buyer may need flood insurance for Citizens, a lender, or both. Federal law requires it on loans for buildings in high-risk zones from federally regulated or federal agency lenders, or sold to Fannie Mae or Freddie Mac (42 USC 4012a), so financed buyers should ask their lender.

New NFIP policies generally start after a 30-day wait. Coverage bought in connection with a loan can start at the loan closing if you apply on or before closing and the insurer receives the application and full payment within FEMA's time limits; requested after closing, it waits 30 days (NFIP Flood Insurance Manual, October 2025). A cash buyer generally gets no loan exception, and although Citizens accepts a pending application with proof of payment as initial proof, the flood coverage is not in force until the wait ends.

NFIP policies for homes cover up to $250,000 for the building and $100,000 for contents, and every agent and company offers the same NFIP rates (FloodSmart). Premiums reflect property factors such as elevation and distance from a flooding source (FEMA), and most premium rates cannot rise more than 18% a year.

A seller's NFIP policy with building coverage can be assigned to the buyer: the seller signs the endorsement on or before the closing date, the buyer has up to 30 days after closing to submit it, and it takes effect when ownership transfers (Flood Insurance Manual). The policy may be prepaid through its current term, and a rate below full risk usually cannot rise more than 18% a year, while a new policy starts at the full-risk rate less any eligible discounts (FloodSmart).

Claim history stays with the house, not the owner. A building with two or more NFIP claims with loss dates on or after April 1, 2023, within a 10-year window, gets a prior-claims rating factor, and claims within 10 days of each other count as one (Flood Insurance Manual). Hurricanes Helene and Milton reached Tampa Bay about two weeks apart in 2024, so paid NFIP claims from both could count as two; ask an agent to confirm.

Florida's seller flood disclosure

Since Oct. 1, 2024, a seller of residential real property in Florida must complete a flood disclosure and give it to the buyer at or before signing the sales contract (s. 689.302). An amendment effective Oct. 1, 2025 expanded the form (ch. 2025-166).

The form notes that homeowners policies do not cover flood and encourages the buyer to talk with an insurance agent. It then asks whether the seller:

• knows of any flooding that damaged the property during the seller's ownership;
• has filed a flood-damage claim with any insurer, including the NFIP; and
• has received any assistance for flood damage, including from FEMA.

The form defines flooding to cover overflow of inland or tidal waters, unusual and rapid runoff from an established water source such as a river, stream or drainage ditch, and sustained standing water from rainfall. The 2025 amendment added the knowledge question and dropped the word "federal," so assistance from any source counts.

A federal rule can also apply. If federal disaster aid for the property required flood insurance, the seller must tell the buyer in writing, in the transfer documents, of the duty to get and keep flood insurance, or may have to repay aid the buyer later gets after an uninsured flood (42 USC 5154a). For storm-related issues, see selling a storm-damaged house.

Practical steps before you sell

Gathering flood records early makes the disclosure easier and helps buyers price insurance. Each step follows a rule covered above.

1. Check the flood zone on FEMA's Flood Map Service Center or with your local floodplain administrator. FloodSmart notes that 1 in 3 flood insurance claims come from low- and moderate-risk zones, and owners who think a map is wrong can request a map change.
2. Find the elevation certificate. Your city or county floodplain manager may have one on file; if not, a land surveyor, engineer or architect can prepare one, and it can help identify premium discounts (FloodSmart). For NFIP policies effective on or after Dec. 1, 2026, certificates must be certified, include photographs and match the policy address (FEMA bulletin W-26001).
3. Get NFIP and private flood quotes from a licensed agent so buyers can see the real cost, and ask whether your NFIP policy can be assigned at closing.
4. Gather claim files, assistance letters and repair records. Only the current owner (or the named insured or claimant) can request the property's NFIP paid-loss history from FEMA, in writing to fema-fmix@fema.dhs.gov (FEMA request letter), and buyers typically learn it only after closing (House staff analysis).
5. Complete the flood disclosure at or before contract signing, and put the federal notice in the closing documents if past federal aid required flood insurance.
6. Note your Citizens renewal date and Coverage A, and ask your agent when flood proof is due.

A direct as-is sale is one option, alongside insuring and keeping the home or listing it; see selling a house as is. House Buying Solutions buys houses directly for cash and as is in Hillsborough, Pinellas, Pasco and Hernando counties. A cash sale does not depend on the buyer getting a mortgage, but your flood disclosure still applies. Asking for an offer creates no obligation, and every purchase depends on a signed agreement, property access and clear title.

Common questions