Public Adjuster Fort Lauderdale
Licensed Public Adjusters Serving All of Broward County
✓ No Fee Unless We Recover
✓ Licensed Florida Public Adjusters (#G199012)
✓ Serving The Entire State of Florida
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On April 12, 2023, 25.91 inches of rain fell on Fort Lauderdale in a single day. Of the 3,394 Broward flood claims from that storm, 413 closed with no building payment. After Hurricane Irma it was 868 of 1,634, and the reason FEMA recorded most often was "not actual flood."
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Why Broward Owners Bring in a Public Adjuster
On April 12, 2023, NOAA measured 25.91 inches of rain at Fort Lauderdale/Hollywood International Airport, 20 inches of it between 4 and 10 PM. NOAA assessed that rate as having less than a 0.1 percent chance of being exceeded in any given year, and logged 28 million dollars of property damage.
Of the 3,394 Broward flood claims from that storm, only 413 closed with no building payment. Compare Hurricane Irma: of 1,634 Broward claims, 868 closed with no building payment.
Same county, opposite outcomes, and FEMA's closing codes show where they split. After Irma the reason recorded most often was "not actual flood", on 349 of the 868. After the April 2023 storm it was 56 of 413. In a hurricane, wind and water arrive together, and a flood claim turns on proving the water did the damage.
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Broward Flood Claim Numbers, Storm by Storm
Taken from NOAA's storm database and FEMA's flood claim record for Broward County, with the dataset named on each card.
Fort Lauderdale/Hollywood International Airport logged 20 of those inches between 4 and 10 PM.NOAA NCEI Storm Events
Every NFIP claim FEMA holds for Broward County, from the earliest year in the record.OpenFEMA NFIP Claims, countyCode 12011
About 53 percent of the county's flood claims. FEMA's most common recorded reason on them is "not actual flood."OpenFEMA NFIP Claims, countyCode 12011
Irma's Broward count was 868 of 1,634.OpenFEMA NFIP Claims, floodEvent
Florida Claim Law, Applied to Broward
Two statutes shaped the recent Broward storms. The full Florida breakdown of deadlines, fees and deductibles is on our Florida public adjuster page.
The April 2023 storm's filing clock627.70132
Irma's deductible in inland Broward627.4025
Read every Florida claim deadline, fee cap and deductible rule
Public Adjuster Services Across Broward County
Shoreline Public Adjusters is licensed in Florida under firm license G199012 and handles claims countywide.
Fort Lauderdale & the Coast
Atlantic corridorThe 2023 flooding lingered from April 13 to 18 across Edgewood, Downtown, Croissant Park, Poinciana Park and Melrose Park, with streets and homes inaccessible for days. Coastal Broward also took 2 to 4 feet of inundation during Irma.
North Broward
Pompano to DeerfieldNOAA measured a 97 knot gust at Deerfield Beach during Irma, and logged November 2023 flooding with up to 6 inches of standing water along State Road A1A through Pompano Beach and Oakland Park.
South & West Broward
Hollywood to the Everglades edgeJuly 2023 brought 6.17 inches at the airport and up to 7.16 inches in Hollywood, about 4 of it in a single hour. Inland, NOAA recorded a 70 mph thunderstorm gust in Weston and vehicle rescues at Sawgrass Mills.
Nearby Florida pages
Public Adjuster, Attorney or Do It Yourself in Broward?
Each option handles a Broward claim differently. The full comparison, with fees and when to switch, is on our Florida page.
Public Adjuster
Builds the cause and scope file- Separates rainfall flooding from wind-driven water so a Broward claim lands under the right policy.
- No upfront fee, and a residential fee cap under Fla. Stat. 626.854.
Insurance Attorney
For bad faith and litigation- Required if a Broward dispute becomes a lawsuit or a Civil Remedy Notice.
- Works from the documented claim file.
Handle It Yourself
For a small, single-cause loss- Reasonable when the carrier's first offer on a minor loss is already fair.
- You carry the 1-year notice bar and the carrier's inspection yourself.
Broward Property Damage Claims We Take On
Ten claim types, each tied to what Broward's storm and flood record shows.
Rainfall Flooding
The April 2023 event put 15 to 25 inches across metro Broward in twelve hours. Rising water from rainfall is flood, not homeowners, which is why 3,394 Broward claims from that storm ran through the NFIP. More on flood and water damage claims.
Hurricane & Wind Damage
Irma's strongest Broward gust, 97 knots, was measured at Deerfield Beach. Wind damage belongs under the wind coverage, and our wind and tornado damage page covers how it is proved.
Storm Surge & Coastal Flooding
Coastal Broward saw 2 to 4 feet of inundation above ground level during Irma, and a canal sensor in Pompano Beach recorded a wave-filtered water level above 3 feet. Surge sits in the flood policy; wind-driven rain does not.
Water Damage
Burst pipes, roof leaks and appliance failures turn on whether the water was a sudden discharge or gradual seepage, so we document it at the point of failure rather than argue it afterward.
Roof & Structural
A roof that begins to leak months after a hurricane still carries the landfall date under Fla. Stat. 627.70132, and the 1-year notice period may already be underway when the stain appears.
Mold After Water Intrusion
Water left sitting in a Broward home after a storm can become a mold problem, and some policies limit mold separately. Dating the intrusion to the storm keeps the mold tied to the covered loss.
Commercial Property
NOAA logged 28 million dollars of property damage from the April 2023 event alone. Commercial files carry the same causation questions plus income loss during restoration, proved with records rather than estimates.
Condo & HOA Buildings
Broward condominium claims involve two insurers, the association's and each owner's. Florida's statute on that split is summarized in our Florida condo claims section, and our HOA claim support page covers the process.
Vehicle & Contents in Flood
The 2023 event stranded vehicles across Fort Lauderdale, Pompano Beach and Sawgrass Mills. Contents and vehicle losses run under different policies than the building, and each has its own proof standard.
Denied & Underpaid Claims
Broward has 18,569 flood claims closed with no building payment. The reason FEMA recorded most often is "not actual flood." Start with claim support for denials.
How Our Broward Insurance Claim Process Works
How a Broward claim moves, from the date of loss to the carrier's answer.
Fix the cause and the date
We establish what caused the loss and when, because Fla. Stat. 627.70132 runs the deadline from the date of loss. Cause decides payment too: of the 413 April 2023 Broward claims closed without a building payment, FEMA coded 56 "not actual flood," against 349 of 868 after Irma.
Separate rainfall, surge and wind
Broward losses routinely involve more than one mechanism. We trace entry paths and damage patterns so the loss is allocated between the flood policy and the wind policy on evidence rather than by default.
Measure the Broward loss
We photograph and measure every affected room, record the water lines where rainfall or surge reached, and price the repair line by line, including Florida Building Code items.
Hold the carrier to its dates
From notice, the carrier has 60 days to pay or deny under Fla. Stat. 627.70131, and we log every date it meets or misses.
The Florida rules behind each step are on our Florida public adjuster page, and Miami-Dade owners can start with our Miami public adjuster page.
Fort Lauderdale Public Adjuster FAQ: Rain, Flood and Deadlines
How much rain actually fell on Fort Lauderdale in April 2023?
Why were more Broward flood claims paid after the April 2023 storm than after Irma?
How long do I have to file after a Broward storm?
Does my homeowners policy cover the April 2023 flooding?
My damage came from a hurricane. Is that treated differently?
Which Fort Lauderdale neighborhoods stayed flooded after the April 2023 storm?
My claim was denied. Is that the end of it?
Do you serve Pompano Beach, Hollywood and the rest of Broward?
Do Broward condominium owners have a separate claim to make?
A Broward Flood or Wind Claim Was Denied. What Now?
Broward has 35,049 NFIP flood claims on record and 18,569 closed with no building payment, and "not actual flood" is the code FEMA logged most often on them, on nearly a third.
Match the denial to the cause
We compare the stated reason with the damage pattern: rainfall flooding like April 2023, surge along the coast, or wind-driven water after a hurricane.
Re-establish the cause
Because "not actual flood" is the reason FEMA records most often on Broward claims closed without a building payment, cause is where a reopened file starts. We re-document the loss with the entry paths and damage patterns that separate rainfall, surge and wind.
Reopen before the bar runs
Reopening a Broward claim is still subject to the 1-year notice rule in Fla. Stat. 627.70132, which is why we choose between reopening, a supplemental claim or escalation while the clock still allows it.
When the carrier still refuses, Florida's escalation options, from mediation to a Civil Remedy Notice, are laid out on our Florida claim rights page.
Broward Condominium Claims
After a storm, a Broward condominium loss is divided: the building side goes to the association's insurer and the interior side to each owner's HO-6 carrier. Florida's statute sets where one ends and the other begins; our Florida condo claims guide walks through it, and our HOA and condo claim support page covers how we handle both sides.
Talk Through Your Fort Lauderdale Claim
No upfront cost. Tell us the date of loss and what the water or wind did, and we will tell you which policy and which deadline apply.