Key Takeaways
- ✓Review your landlord insurance and flood policy before June 1 every year.
- ✓Tree trimming and shutter/plywood prep are landlord responsibilities — not tenant duties.
- ✓Send tenants a written hurricane communication template 30 days before season starts.
- ✓Document everything with photos and video immediately after any storm damage.
- ✓Landlord pays for structural damage; tenants are responsible for their own belongings.
Quick answer: Florida landlords need a pre-season prep checklist (insurance, trees, shutters, tenant communication), a during-storm protocol, and a post-storm process for damage assessment and insurance claims. The landlord pays for structural and systems damage; the tenant covers their own personal property. Professional management handles all of this so you never scramble during a storm.
Pre-Season Prep Checklist (Before June 1)
The time to prepare is before the first tropical system forms. Walk through this checklist every spring for each rental property you own:
- ✓Insurance review. Confirm your DP-3 (landlord) policy is active and covers wind damage. Check your deductible — many Florida policies have a separate hurricane deductible (often 2-5% of the dwelling value). If your property is in or near a flood zone, verify your NFIP or private flood policy is current.
- ✓Tree trimming. Dead branches and overgrown canopy are the number one source of preventable storm damage. Trim trees away from the roof, power lines, and fence lines. This is the landlord's responsibility and should be done annually in April or May.
- ✓Shutters or plywood. If your property does not have hurricane shutters, pre-cut plywood panels and label them by window. Store them on-site (in the garage) or coordinate delivery before the season. Accordion shutters are a smart upgrade that pays for itself in insurance premium discounts.
- ✓Roof and exterior inspection. Check for loose shingles, damaged flashing, and clogged gutters. A $200 roof inspection now can prevent a $20,000 insurance claim later.
- ✓Tenant communication. Send a written hurricane prep letter to every tenant by May 15. Include: emergency contacts, evacuation zone info, who installs shutters, how to secure outdoor items, and instructions for reporting damage after the storm.
During-Storm Protocol
When a hurricane warning is issued for Hillsborough County, the clock starts ticking. Here is what should happen:
- • 48 hours out: Text or email tenants confirming the storm track and reminding them to secure outdoor furniture, grills, and trash cans
- • 24 hours out: Confirm shutters or plywood are installed. If tenant is responsible for installation (per lease), verify completion. Turn off irrigation timers
- • During the storm: No one enters the property. Monitor weather and check on tenants by phone or text only
- • Immediately after: Once authorities clear the area, conduct a drive-by or send a maintenance team for initial assessment
Post-Storm: Damage Assessment and Insurance Claims
The first 48 hours after a hurricane are critical for rental property owners. Speed and documentation determine your insurance outcome:
- •Document everything. Photos and video of all damage — roof, windows, interior water intrusion, fencing, landscaping. Date-stamped photos are your best evidence for the insurance adjuster.
- •Mitigate further damage. Tarp exposed roofing, extract standing water, board broken windows. You are required to prevent additional damage — insurance will not cover losses you could have prevented after the initial event.
- •File the claim immediately. Contact your insurance carrier within 48 hours. Provide photos, a written description of damage, and the estimated scope. Do not begin permanent repairs until the adjuster has inspected.
- •Communicate with your tenant. Let them know the repair timeline. If the property is uninhabitable, discuss relocation options and rent abatement per Florida statute 83.63.
Who Pays for What? Landlord vs. Tenant Storm Damage
Landlord Responsibility
- • Roof, windows, and structural damage
- • HVAC, plumbing, and electrical systems
- • Exterior damage (siding, fencing, landscaping)
- • Mold remediation from structural water intrusion
- • Making the property habitable again
Tenant Responsibility
- • Personal property (furniture, electronics, clothing)
- • Damage caused by leaving windows open
- • Damage to their vehicles
- • Temporary living expenses (if they have renters insurance)
- • Securing outdoor items they were told to bring inside
This is why renters insurance matters. We require it in every lease — it protects your tenants and eliminates finger-pointing after a storm. A standard renters policy costs $15-25/month and covers personal property, liability, and temporary relocation.
Why Professional Management Matters During Hurricane Season
When a Category 2 hurricane is bearing down on Hillsborough County, you do not want to be coordinating tree trimming, tenant communication, and insurance claims from out of state — or even from across town. We handle all of it: pre-season inspections, tenant communication templates, emergency maintenance coordination through Best Bay Services, damage documentation, and insurance claim support. Barrett Henry has managed rental properties through multiple Florida hurricane seasons with 23+ years of real estate experience.
Frequently Asked Questions
Frequently Asked Questions
Does my landlord insurance cover hurricane damage?+
Who pays for hurricane damage — the landlord or the tenant?+
Can tenants withhold rent after a hurricane?+
Should I require tenants to have renters insurance?+
What should I do if my rental property floods during a hurricane?+
Barrett Henry
Designated Property Manager
23+ years of Florida real estate experience. Barrett lives in Valrico and manages rentals across east Hillsborough County — the same neighborhoods he drives through every day.
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