Florida hurricane season runs June 1 through November 30 — six months during which property managers carry a set of responsibilities that don't apply the rest of the year. Most property managers think about hurricane prep as a single pre-season push. The better approach is a calendar: specific tasks, month by month, that keep you ahead of the season rather than reacting to it.
This guide covers the six months of hurricane season. Each month has a different risk profile and a different set of tasks. Work through them in order, and when a storm does form, you're not starting from scratch — you're executing a plan that's been building since June.
Policy review. Pull the declarations page for every property you manage and read it before June 1. Confirm: Coverage A limits are adequate for current replacement cost (not market value), loss of rents sublimit covers at least six months of gross rent, hurricane deductible percentage is documented and calculated in dollar terms for each property, and flood coverage is either in place or explicitly declined by the owner. If you find a problem in June, you have time to fix it before peak season. Find it in September and you're filing mid-storm.
Vendor list review. Verify that every contractor on your emergency vendor list is still active, licensed, and available. Call the key ones — your roofing contractor, water extraction company, and board-up service. Confirm they have your properties on their priority list. Pre-season is when these relationships are built; after a storm it's too late.
Pre-storm photo documentation. June is the deadline for annual pre-storm photos on every property. These photos — exterior perimeter, roof from ground level, every interior room, appliances and HVAC — are the most valuable thing you can do for a future insurance claim. Update them annually. Store them in a cloud location accessible from any device.
Check for Citizens depopulation notices. Citizens assumption letters go out in waves, and July is a common month for summer tranches. If you manage properties insured with Citizens, check for assumption letters in owner mail and email. Review each offer carefully — the replacing carrier's deductibles, exclusions, and coverage limits may differ from Citizens, even if the premium is within the 20% threshold. Never auto-accept without comparing declarations pages.
Review hurricane deductibles with owners. July is a good month to have the deductible conversation with property owners who haven't run the math. A 2% hurricane deductible on a $600,000 property is $12,000 out of pocket before insurance pays anything. Owners who understand this in July can fund reserves before peak season. Owners who learn this in October are often unprepared.
Confirm wind mitigation documentation is current. Wind mitigation inspections are valid for five years. Any property with an inspection expiring before next season should be re-inspected now, when inspector schedules are manageable. A current wind mitigation form can reduce premiums 5–45% and is required by many carriers to maintain discounts.
Send tenant hurricane preparation notice. August is when storm activity increases and tenants should be actively thinking about preparedness. Send your pre-season communication: evacuation zone lookup instructions, hurricane supply checklist, emergency contact for the property, and how to report damage. This communication also documents that you fulfilled your informational duty of care before any storm event.
Generator check. If any of your properties have standby generators, August is the time to service them. Test under load, check fuel supply and transfer switch, and document the test date. Portable generator policies should be in writing and communicated to tenants — particularly regarding indoor use prohibition and CO risks. See generator insurance coverage details.
Tree trimming. Most Florida county codes recommend trimming trees within 10 feet of structures before storm season. August is the practical deadline — tree crews are available, and any trimming done now has time to settle before peak activity. Document pre-trimming tree conditions with photos in case a trimmed tree is later claimed as storm damage.
Final pre-storm inspection for active threats. When a named storm enters the Gulf or Atlantic and begins tracking toward Florida, trigger your final property inspection protocol. This includes confirming all shutters are operational and accessible to tenants, loose exterior items are secured or can be secured quickly, and board-up vendors are confirmed and on standby.
Emergency kit inventory. Property offices and maintenance vehicles should be stocked with basic emergency supplies for post-storm property access: flashlights, tarps, basic hand tools, first aid, high-visibility vests for post-storm property entry, and printed copies of all property addresses with owner contact information. Digital systems go down when power goes out.
Storm watch protocols. Define the threshold at which you trigger each action level: when do you send the tenant pre-storm notice (watch issued), when do you initiate board-up calls (Category 2+ within 72 hours), when do you issue the mandatory evacuation notice (county order issued). Having these thresholds pre-defined prevents paralysis during an active storm event. For the full framework, see the post-hurricane action timeline.
Ian anniversary as a documentation trigger. Hurricane Ian made landfall September 28, 2022. Use October as a reference point: is your documentation library in better shape than it was before Ian? Are your vendors more reliable than they were in 2022? Are your owners better informed about deductibles? The Ian anniversary is a useful annual reset.
Mid-season review of open claims. If any storm events occurred earlier in the season, October is a critical deadline check. Florida law requires supplemental claims to be filed within 18 months of the original loss — if any claims have open scope items, verify that supplemental documentation is underway. Review the claims list for any adjustments, supplements, or responses to insurer requests that are pending.
Carrier financial health check. October is also a good time to re-verify the Demotech financial stability rating of any carriers with active policies. Florida's market has stabilized since 2022, but carrier exits still occur. A Demotech downgrade mid-season may require a coverage replacement — better to discover that now than after a late-season storm.
Season wrap inspection. After November 30, complete a post-season condition inspection of all properties. Document current condition — any deferred maintenance, minor damage, or concerns that emerged during the season — with dated photos. This establishes a clean baseline for the next season and identifies any items that may benefit from repair before next year.
Claim documentation review. Review the status of any claims filed during the season. For closed claims: confirm all final settlement documentation is filed and the claim file is complete. For open claims: verify that the next required action has a deadline on your calendar. Florida's 18-month supplement window runs from the date of loss — if a storm hit in June, that window closes December of next year. Never let supplement deadlines slip into the unchecked pile.
Renewal prep. Hurricane season ending coincides with many Florida property insurance renewals. Start the renewal review 60 days before expiration — that means November and December are active months for carriers that renewed in January or February. Review the renewal against the checklist in the annual insurance review guide.
The difference between property managers who are prepared when a storm hits and those who are scrambling is almost entirely calendar discipline. Put each month's tasks on your actual calendar — not a checklist that lives in a drawer. A June 1 deadline for pre-storm photos means May 15 is when you schedule the photo sessions. Build the lead time in.
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Hurricane season is not a single event — it's six months of managed risk. The property managers who come through it well are not luckier than others; they're more prepared. A month-by-month approach replaces the annual pre-season scramble with steady, manageable action. By the time September arrives and the Atlantic is active, the preparation is already done. For a deeper dive into any month's specific tasks, see the related guides linked throughout this article.