Hendrickson Insurance
Hendrickson Insurance
There is no Florida property outside a flood zone. Only hazardous and non-hazardous. Every Florida home faces some level of flood risk, and homeowners insurance excludes flood damage entirely. Hendrickson Insurance writes Florida flood through Wright Flood and the NFIP for primary coverage, with Neptune and Lloyd’s available for excess flood above NFIP limits. Serving Sarasota, Bradenton, Tampa, St. Petersburg, Clearwater, Venice, and Lakewood Ranch.
“I’m not in a flood zone”. Is incorrect. You are in a flood zone. The only question is which one.
FEMA classifies every Florida parcel into a flood zone. The "non-hazardous" zones still flood. Just less frequently. About 25% of Florida flood claims come from "X" zone properties.
Subject to storm-surge wave action. Found on barrier islands. Longboat Key, Anna Maria Island, Casey Key, Siesta Key, Clearwater Beach. Highest flood premiums. NFIP and excess flood almost always required by lenders.
Inland flooding from rainfall, rivers, or storm surge. Common across Sarasota mainland, Bradenton, Tampa, and St. Pete neighborhoods near water. Lender-required flood coverage if you have a mortgage.
Outside the 100-year floodplain but within the 500-year. Not lender-required, but about 25% of Florida flood claims come from "X" zone properties. Coverage is strongly recommended and is often very affordable.
Outside the 500-year floodplain. Lowest premiums. Often $400–$700/year for full NFIP coverage. Still recommended in Florida. Hurricanes and torrential rainfall don’t respect FEMA maps.
Our primary flood carrier is Wright Flood, writing on the National Flood Insurance Program. NFIP is federally administered. Taxpayer-backed. And does not non-renew policies after claims. For Florida primary residences, vacation homes, and rental properties, this is the most stable source of flood coverage available.
For specific situations where NFIP doesn’t fit, Neptune Flood is available as a private primary alternative. We use it selectively, not as our default.
NFIP caps residential coverage at $250,000 building / $100,000 contents. For Gulf Coast homes valued above that. Most of them. We layer excess flood coverage from Lloyd’s above NFIP to reach your full replacement cost.
Private flood carriers in Florida have a recurring pattern: aggressive growth and competitive premiums, until a claim hits. Then non-renewal notices go out, and the homeowner is left scrambling. Some private flood books in Florida have non-renewed entire ZIP codes after major storm losses. Coverage you can’t keep is coverage you can’t count on.
The NFIP is administered by FEMA and backed by the U.S. Treasury. It doesn’t non-renew after a claim. Premiums move with FEMA’s Risk Rating 2.0 methodology, but the coverage itself stays in force as long as you pay. For a peril as predictable in Florida as flooding, that stability matters more than the lowest premium on day one.
Sarasota mainland, Siesta Key, Bird Key, Lido Key, St. Armands, Longboat Key. Coastal V and AE zones plus inland X.
Anna Maria Island, Holmes Beach, Bradenton Beach, Bradenton mainland, Lakewood Ranch.
Davis Islands, Hyde Park, Bayshore, Snell Isle, Shore Acres. Many AE and X zones, some V zones.
Clearwater Beach (V zone), Harbor Bluffs, Venice mainland and barrier islands.
Homeowners excludes flood entirely; the two are paired.
02 / Related CoverageFor Florida business and rental property flood exposure.
03 / Related CoveragePersonal umbrella does not extend flood coverage.
04 / Related CoverageCondo unit owners often need separate contents-only flood policies.
All of Florida is a flood zone. There is no Florida property outside a flood zone , the only question is whether your property sits in a hazardous flood zone (A, AE, V, VE) or a non-hazardous flood zone (X). 'I'm not in a flood zone' is a common misconception. Saying your property is not in a flood zone is incorrect.
No. Florida homeowners insurance policies exclude flood damage. To be covered for flood loss, you need a separate flood insurance policy , either through the NFIP (typically administered by Wright Flood) or through private flood carriers like Neptune.
NFIP flood (typically written through Wright Flood) is taxpayer-backed and does not non-renew policies after a claim. Private flood carriers have a pattern of writing many policies, then non-renewing aggressively after claims occur. For primary flood, NFIP is more stable. Private flood becomes most valuable for excess flood , coverage above the NFIP $250,000 building / $100,000 contents limits.
NFIP flood caps residential coverage at $250,000 building / $100,000 contents. For Florida properties valued above $250,000 , most Gulf Coast homes , you can layer excess flood coverage from Lloyd's of London on top of NFIP to reach your full replacement cost.
Florida flood premiums vary by zone, elevation, building, and limits. Non-hazardous X-zone NFIP policies often run $400-$700 per year. Hazardous A/AE/V zone policies can run $1,500-$4,000+ per year. Call 941-952-7991 for a personalized quote.
Yes , we regularly bind flood coverage at closing for Florida buyers. NFIP policies bound with a new home purchase do not have the standard 30-day waiting period. Quote and binder ready within 24 hours.
Call 941-952-7991 or schedule online. Have your property address and current homeowners declarations page ready.
Dennis Hendrickson changed a New Jersey state tennis rule at 17 and played four years of Division I tennis at UNC Charlotte. Today he writes both the commercial and the personal insurance for Gulf Coast owners himself, and he works a renewal or a claim the way he played: nothing conceded, no point given away.
When you apply, he answers. Every application goes straight to Dennis. He reads it himself and responds the same business day in most cases, always within 48 hours.
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