Storm & Disaster Recovery:
The Insurance Expert's Contractor

Florida's hurricane season brings the potential for catastrophic property damage every year. From June through November, commercial and residential property owners face the risk of wind damage, water intrusion, structural failure, and complete property loss. FCS has restored properties after every major hurricane to impact Tampa Bay and Central Florida, accumulating extensive experience with hurricane damage assessment, insurance claims, and reconstruction.

Understanding Hurricane Damage Categories

Hurricane damage presents in multiple forms, often simultaneously, making accurate assessment critical for proper claim documentation. Direct wind damage occurs when sustained winds or gusts physically impact the structure—tearing off roofing materials, breaking windows, collapsing walls, or causing structural movement. This damage is typically covered under standard property insurance policies, though deductibles for hurricane damage are often calculated as a percentage of the building's insured value rather than a flat amount.

Wind-driven rain creates a secondary damage category that many property owners don't fully understand. When wind damages the building envelope—even small openings like a missing shingle or compromised flashing—rain can enter the structure. This water damage is generally covered as part of the windstorm claim because the wind created the opening that allowed water entry. However, distinguishing wind-driven rain damage from flood damage becomes critical for coverage determination. Flood damage requires separate flood insurance coverage.

Structural damage from hurricanes ranges from obvious (collapsed sections, shifted walls) to subtle (racked door frames, cracked foundations, compromised connections). Our assessment protocols examine not just visible damage but indicators of structural movement that may affect long-term building integrity. This includes checking door and window operations, examining wall-to-roof connections, evaluating foundation condition, and assessing the structural diaphragm.

Roof Damage Assessment

Roofing systems suffer the most hurricane damage, and proper assessment requires understanding both obvious and hidden damage patterns. Visible damage includes missing shingles or tiles, damaged flashing, compromised ridge caps, and torn underlayment. However, significant damage often isn't visible from the ground or even from a casual roof inspection.

Wind can damage shingles without removing them—breaking the seal strip that holds shingles in place, causing granule loss that reduces shingle life, or creating creases that will eventually fail. Metal roofing can sustain panel displacement, fastener loosening, or seam separation. Tile roofs often experience cracked tiles (which may not be visible from above), shifted tiles, and damaged underlayment beneath tiles that appear intact. Built-up and modified bitumen commercial roofing can suffer membrane punctures, seam failures, and flashing damage.

Our roof assessments go beyond visual inspection to include thermal scanning for moisture intrusion, systematic documentation of every roof section, and evaluation against the specific roofing system manufacturer's damage criteria. This thorough approach ensures all roof damage is captured in the initial claim documentation.

Emergency Stabilization: Tarping and Board-Up

After hurricane damage, property owners have a duty to mitigate further damage—and insurance policies require reasonable mitigation efforts. Emergency tarping covers roof openings to prevent additional water intrusion. Board-up services secure broken windows, doors, and openings against weather and unauthorized entry. These emergency services are typically covered under the insurance policy as part of the loss.

However, the quality and completeness of emergency work matters significantly. Improper tarping that allows continued water entry, or inadequate board-up that permits additional damage, can complicate claims and may shift some responsibility to the property owner. FCS coordinates with qualified emergency service providers and oversees stabilization efforts to ensure proper protection of the property.

Restoration vs. Rebuild: Critical Decision Points

One of the most important decisions after hurricane damage is whether to restore the existing structure or pursue complete reconstruction. This decision involves insurance coverage, building codes, cost factors, and property owner goals.

Florida Building Code includes a "50% rule" that affects this decision significantly. If the cost to repair damage exceeds 50% of the building's market value (excluding land), the entire building must be brought up to current code—not just the damaged portions. This can transform a straightforward roof replacement into a project requiring window and door upgrades, structural reinforcement, electrical system updates, and other code compliance work.

Insurance coverage also affects this decision. Replacement cost policies may cover complete reconstruction at current standards. Actual cash value policies may only cover depreciated value, potentially making restoration more practical even if rebuilding would be preferred. Code upgrade coverage, if included in the policy, can offset some of the costs when code requirements increase project scope.

FCS provides detailed analysis of both options, including accurate cost estimates, timeline comparisons, and coverage implications. Our experience with building code requirements and insurance coverage helps property owners make informed decisions about the best path forward for their specific situation.

Florida Building Code Requirements

Hurricane repairs in Florida must meet specific building code requirements that vary by location and damage extent. The Wind-Borne Debris Region (WBDR) encompasses areas within one mile of the coast and in designated high-velocity hurricane zones. Properties in the WBDR have stricter requirements for window and door protection, with any replacement windows required to meet impact-resistance standards or be protected by approved shutters.

Roof repairs and replacements must meet current Florida Building Code wind resistance requirements, which have increased substantially since many existing buildings were constructed. This includes enhanced fastening schedules, improved underlayment requirements, and stricter flashing details. When roof covering is removed, secondary water resistance (sealed roof deck) may be required.

FCS maintains current knowledge of Florida Building Code requirements and ensures all hurricane restoration work meets applicable standards. Our in-house engineering capability allows us to evaluate structural requirements and coordinate with local building officials on code interpretation for specific project conditions.

Wind damage assessment requires expertise to identify both obvious and hidden damage. Our experience as insurance adjusters taught us exactly what to look for—and what's commonly missed on initial inspections.

Hidden Wind Damage: What Surface Inspections Miss

The most significant wind damage isn't always visible. Surface inspections often miss damage that will cause problems months or years later—or damage that's covered but unclaimed because no one documented it properly.

Roofing damage extends beyond missing shingles. Wind can break the seal strips that hold asphalt shingles flat, creating lifted edges that don't lay properly but might not be obvious from ground level. These unsealed shingles will eventually fail, often causing leaks long after the storm event when they're no longer associated with covered damage. Proper inspection identifies seal strip damage immediately, while it's still part of the covered claim.

Granule loss on asphalt shingles indicates damage even without visible tears or missing material. High winds can abrade shingle surfaces, removing the protective granules that shield the asphalt from UV degradation. This damage shortens shingle life substantially and may warrant replacement under insurance coverage.

Structural movement from wind pressure may not be visible but can affect building integrity. Racked frames cause doors and windows to bind. Shifted walls create cracks that worsen over time. Compromised connections between walls and roof may not fail immediately but represent significant damage that should be documented and claimed.

Comprehensive Roof Inspection Protocols

Our roof inspections follow systematic protocols developed through years of claims experience. We divide the roof into sections for detailed documentation, photograph each section, and note any damage or potential damage. This creates a complete record that supports claim documentation.

Inspection points include: ridge and hip cap condition, all flashing details (wall flashing, valley flashing, vent and pipe flashings), gutter and edge metal condition, individual shingle or tile condition, underlayment exposure or damage, and evidence of previous repairs. For commercial flat roofs, we examine membrane condition, seam integrity, drainage, and penetration seals.

Window, Door, and Opening Damage

Windows and doors represent both damage points and water entry points. Impact damage from wind-borne debris may crack glass, break seals, or damage frames. Wind pressure alone can distort frames, break seal integrity, or compromise weatherstripping. Even without obvious damage, windows and doors that don't operate smoothly after a storm may indicate structural movement affecting the building frame.

Documenting window and door damage is particularly important because replacement requirements in Florida's Wind-Borne Debris Region can significantly affect costs. If damaged windows require replacement, current code requires impact-resistant units or approved shutters—a substantial upgrade from older non-impact windows.

What Adjusters Often Miss

Insurance adjusters handling storm damage face time pressure and volume challenges, especially during catastrophe events when they may inspect dozens of properties daily. This pressure leads to missed damage—not from incompetence but from the practical limitations of rapid assessments.

Common oversights include: seal strip damage on shingles that appear intact, granule loss across large roof areas, flashing damage at difficult-to-access locations, soffit and fascia damage, interior ceiling damage from minor water intrusion, window seal failures, and structural movement affecting door operation.

FCS's detailed documentation and systematic inspection often identifies covered damage that initial adjustments miss. This documentation supports supplemental claims that capture the full scope of covered damage.

What Initial Inspections Miss

Initial damage inspections, whether by property owners, adjusters, or contractors, typically identify obvious damage while missing significant problems hidden within the building structure. This isn't negligence—it's the practical limitation of non-destructive inspection methods.

Water intrusion damage is particularly prone to being missed initially. Water from roof damage, window leaks, or wall penetrations can travel along framing members, collecting in areas far from the entry point. Insulated wall cavities hide moisture for weeks while damage develops. Ceiling assemblies trap water above visible surfaces. Flooring systems conceal moisture that promotes mold growth and structural deterioration.

Structural damage can also be hidden. Racked frames may not show obvious signs until finish materials are removed. Connection damage at wall-to-roof or wall-to-foundation joints isn't visible without opening the structure. Foundation damage may only be apparent through symptoms like cracking or door binding rather than direct observation.

Moisture Intrusion Behind Walls

Water inside wall cavities is the most common hidden damage we encounter. Even small amounts of moisture intrusion can cause significant problems when trapped in enclosed spaces. Insulation retains water, keeping framing members wet for extended periods. Paper-faced drywall provides food source for mold. OSB sheathing swells and deteriorates when wet.

Identifying moisture intrusion requires more than visual inspection. We use professional moisture meters to test drywall, framing, and sheathing at multiple locations. Thermal imaging can identify temperature differentials that suggest moisture presence. In some cases, inspection openings are necessary to directly examine wall cavity conditions.

The key is timing. Moisture that's identified and addressed within days typically causes limited damage. Moisture that remains hidden for weeks develops into mold contamination, wood decay, and extensive remediation requirements. Early detection through proper inspection protects both the property and the claim.

Mold Development Timeline

Understanding mold development helps explain why timely hidden damage discovery matters. Under favorable conditions (moisture, warmth, organic food source), mold can begin growing within 24-48 hours. However, visible mold colonies typically take 1-3 weeks to develop to the point of obvious presence.

This timeline creates a window where water intrusion occurs, conditions develop favorable to mold growth, but nothing visible indicates the problem. By the time mold becomes visible, contamination has spread through wall cavities, HVAC systems, and other areas. Remediation at this point is far more extensive than if moisture was identified and dried within the first few days.

For insurance purposes, mold coverage varies significantly by policy. Some policies cover mold remediation when mold results from a covered water intrusion event. Others exclude mold entirely or cap coverage at relatively low limits. Identifying and documenting moisture intrusion before mold develops preserves coverage options and reduces remediation scope.

Technology-Assisted Assessment

Modern inspection technology helps identify hidden damage without destructive exploration of the structure. Professional moisture meters detect elevated moisture content in building materials. Different meter types work for different materials—pin-type meters for wood, capacitance meters for masonry and drywall.

Thermal imaging (infrared cameras) identifies temperature differences that often indicate moisture presence. Wet materials register differently than dry materials, creating thermal patterns that reveal water intrusion paths and accumulation areas. Thermal imaging is non-destructive and can scan large areas quickly.

Borescopes and inspection cameras allow visual examination inside wall cavities, ceiling spaces, and other enclosed areas through small inspection holes. This minimizes destructive exploration while providing direct visual confirmation of conditions.

Supplemental Claims for Discovered Damage

Hidden damage discovered after initial claim settlement requires supplemental claims to capture the additional covered damage. This is extremely common in large loss situations—it's unusual for initial inspections to identify all damage, and insurance processes accommodate this reality.

Successful supplemental claims require clear documentation showing the discovered damage, its relationship to the original covered event, and why it wasn't identified initially. FCS provides detailed supplemental claim documentation including photographs, moisture readings, inspection reports, and revised scope of work.

Our experience with supplemental claims—both as adjusters who processed them and as contractors who prepared them—helps ensure discovered damage is properly documented and presented for coverage consideration. This expertise often captures significant additional coverage that property owners would otherwise miss.

Having spent seven years as an insurance adjuster, our principal understands the adjustment process from the inside. This perspective shapes how FCS approaches carrier relationships—professionally, respectfully, and effectively.

Building Productive Relationships

Adversarial approaches to insurance claims rarely produce good results. Adjusters are professionals doing a job, often under significant pressure during catastrophe events. Treating them as adversaries creates resistance; treating them as professionals facilitates cooperation.

FCS approaches adjuster relationships as collaborative problem-solving. We share the same goal—accurately determining claim value so the property can be properly restored. Disagreements about scope or pricing are normal and can be resolved through professional discussion and documentation.

Our industry background helps. Adjusters recognize contractors who understand the claims process, use proper terminology, and provide documentation in formats they can work with. This credibility facilitates productive working relationships.

Documentation Standards

Insurance documentation has specific standards that facilitate claim processing. Estimates should use industry-standard software and pricing databases. Photographs should be organized logically with clear labeling. Reports should be factual and specific rather than vague or argumentative.

FCS documentation meets industry standards because we understand what adjusters need to evaluate and approve claims. Our estimates are Xactimate-formatted with appropriate detail. Our photographs are organized by location and damage type. Our reports provide the factual basis for scope items.

Communication Best Practices

Effective communication with adjusters includes: timely responses to requests, clear and specific questions rather than vague complaints, professional disagreement with documentation support, and realistic timelines and expectations.

We recommend keeping written records of all claim communications, including phone conversations (documented in follow-up emails). This creates a record that protects all parties and ensures nothing is forgotten or miscommunicated.

Understanding the Adjuster's Perspective

Adjusters face constraints that property owners and contractors don't always understand. They have authority limits requiring supervisor approval for larger amounts. They're evaluated on file closure and accuracy. During catastrophe events, they may be handling dozens of claims simultaneously while working long hours in difficult conditions.

Understanding these constraints helps manage expectations and approach claims productively. When we know an adjuster needs documentation to support a decision, we provide it. When we know an amount exceeds field authority, we prepare for longer approval timelines.

When Claims Get Contentious

Despite best efforts, some claims become contentious. Disagreements about coverage, disputes about scope, or carrier delays can strain relationships. When this occurs, maintaining professionalism remains important—escalating conflict rarely helps and often delays resolution.

FCS helps clients navigate contentious claims by providing clear documentation, recommending appropriate escalation steps, and maintaining focus on resolution. When claims require public adjuster involvement, attorney representation, or appraisal, we support those processes with professional documentation and testimony as needed.

Large loss disaster recovery unfolds over months, not days. Understanding the typical timeline helps property owners plan appropriately and maintain realistic expectations throughout the process.

First 24-48 Hours

The immediate post-disaster period focuses on safety and stabilization. Ensure occupant safety, secure the property against further damage, and begin documentation before cleanup. Contact your insurance carrier to report the loss. Arrange emergency mitigation services if needed—tarping, board-up, water extraction.

For large losses, this is also when to contact FCS. Early involvement allows proper initial documentation, coordination of emergency services, and preparation for the claims process. We can assess damage scope and begin planning even while emergency stabilization continues.

Week 1 Priorities

The first week establishes the foundation for the entire claim and restoration process. Complete initial documentation including comprehensive photography and written descriptions. Coordinate with the assigned adjuster for initial inspection. Begin detailed damage assessment to identify scope.

Emergency mitigation should be substantially complete—structures dried, temporary protection in place, ongoing damage prevention established. Document all emergency work for inclusion in the claim.

Stabilization Phase (Weeks 2-4)

With emergency conditions addressed, the stabilization phase focuses on complete damage assessment and claim development. Detailed inspections identify all damage including hidden conditions. Estimates are prepared and submitted. Scope meetings with adjusters resolve questions and reach agreement on covered repairs.

This phase often reveals hidden damage requiring supplemental claims. Moisture testing, exploratory openings, and systematic inspection may identify damage not apparent in initial assessments.

Reconstruction Planning (Months 1-3)

With scope established and claim progressing, reconstruction planning begins. This includes design development for any changes from original condition, permit applications, contractor selection (if not already engaged), and detailed scheduling.

Insurance processes continue during this phase. Initial claim payments may be received (often actual cash value pending completion). Supplemental claims for discovered damage are processed. Replacement cost holdback release is coordinated with reconstruction progress.

Project Completion (Months 3-18+)

Construction timeline varies dramatically based on project scope and complexity. A straightforward restoration might complete in 3-6 months. Complete rebuilds of complex structures can extend to 18-24 months or longer. Throughout construction, FCS coordinates with insurance for progress payments and addresses any supplemental scope discovered during work.

After 43 years in the insurance industry—first as an adjuster evaluating claims, then as a contractor helping property owners recover—we've seen the same mistakes repeated countless times. These errors can significantly reduce claim settlements, delay recovery, or create coverage disputes that could have been avoided.

Mistake #1: Cleaning Up Before Documenting

The natural instinct after disaster damage is to start cleaning immediately. Property owners want to remove debris, dry out water, and begin restoring normalcy. Unfortunately, this instinct can seriously damage insurance claims. Once damaged materials are removed, debris is cleared, or conditions are altered, the evidence needed to document the full extent of damage is gone.

We've seen claims where significant damage was removed before documentation, leaving adjusters unable to verify the claimed loss. Photographs of damage after cleanup rarely capture the same evidence as photographs taken immediately after the event. Written descriptions created from memory don't carry the same weight as real-time documentation.

Best practice: Document everything with photos and video BEFORE any cleanup begins. Walk through the entire property, capturing overall views, medium shots, and close-ups of every damaged area. Only after thorough documentation should cleanup begin—and even then, save samples of damaged materials when practical.

Mistake #2: Making Permanent Repairs Before Claim Inspection

Insurance policies require property owners to mitigate further damage—you can't let a roof leak continue damaging the interior while waiting for an adjuster. However, there's a crucial difference between emergency mitigation and permanent repairs. Emergency repairs (tarping a damaged roof, boarding broken windows, extracting standing water) are covered and expected. Permanent repairs made before the adjuster inspects can create major problems.

When permanent repairs are completed before inspection, the adjuster can't verify the original damage. Claims may be reduced or denied based on inability to confirm the loss. Even with photographs, the adjuster's independent evaluation—which carriers rely on—becomes impossible.

Best practice: Perform only emergency mitigation until the adjuster completes their inspection. Keep all receipts for emergency work. If permanent repairs are absolutely necessary before inspection (rare), document extensively and notify your carrier in writing explaining why repairs couldn't wait.

Mistake #3: Accepting Initial Settlement as Final

Initial claim settlements, particularly during catastrophe events when adjusters are handling enormous volumes, frequently undervalue losses. This isn't necessarily bad faith—it's the practical reality of rapid assessments, incomplete information, and conservative initial estimates. However, many property owners accept these initial numbers as final, leaving significant covered damage unclaimed.

Initial estimates often miss hidden damage that becomes apparent only during repairs. Scope items may be undervalued or omitted. Replacement cost provisions may not be fully applied. Code upgrade costs may be excluded from initial estimates even when coverage exists.

Best practice: Review initial settlements carefully against your documentation. Have a qualified contractor evaluate the estimate for completeness. File supplemental claims when additional damage is discovered. Remember that you have the right to negotiate—initial settlements are often just that: initial.

Mistake #4: Hiring Unqualified Contractors

After major disasters, contractors appear from everywhere—including many without proper licensing, insurance, or disaster recovery experience. Property owners under pressure to begin repairs sometimes hire whoever is available, leading to substandard work, abandoned projects, and disputes that complicate both the restoration and the insurance claim.

Unqualified contractors may not understand insurance documentation requirements, leading to claims issues. Their estimates may not align with industry standards, creating scope disputes. Poor quality work may need to be corrected, creating additional costs not covered by insurance.

Best practice: Verify contractor licensing through the Florida DBPR website. Confirm insurance coverage with certificates. Check references specifically for disaster recovery work. For large losses, ensure the contractor has the bonding capacity and financial stability for your project size.

Mistake #5: Not Understanding Your Policy

Most property owners don't read their insurance policies until they have a claim—and by then, it's too late to address coverage gaps. Understanding policy terms, limits, deductibles, and exclusions before a loss helps set realistic expectations and ensures you've secured appropriate coverage. Understanding them after a loss at least helps you navigate the claims process effectively.

Common policy misunderstandings include: hurricane deductibles (often 2-5% of dwelling coverage, not a flat dollar amount), replacement cost requirements (repairs must be completed to receive full replacement cost), flood exclusions (standard policies exclude flood—separate coverage required), and code upgrade coverage (not automatically included, must be added as endorsement).

Best practice: Read your policy. Understand your deductibles, particularly hurricane deductibles. Know what's excluded. Verify you have flood coverage if needed. Consider code upgrade and ordinance coverage. If you don't understand something, ask your agent or carrier to explain it before you have a claim.

Mistake #6: Missing Documentation Deadlines

Insurance claims have deadlines that many property owners miss. NFIP flood claims require Proof of Loss submission within 60 days. Some policies have time limits for reporting claims or filing supplemental claims. Missing these deadlines can result in partial or complete claim denial with no recourse.

Best practice: Know your policy deadlines. Report claims immediately. Submit required documentation on time. If you need extensions, request them in writing before deadlines pass. Keep records of all submissions and communications.

Mistake #7: Failing to Document Business Interruption

For commercial properties with business interruption coverage, failing to properly document lost revenue and extra expenses leaves significant coverage unused. Business interruption claims require proof of lost income, documentation of extra expenses incurred to continue operations, and clear connection between the covered damage and the business impact.

Best practice: Document business interruption from day one. Keep records of lost revenue compared to prior periods. Document all extra expenses with receipts and explanations. Coordinate business interruption documentation with property damage claims for consistent presentation.