A property insurance claim doesn't end when you file it — it's just beginning. The process from initial filing to final payment typically takes 30–120 days, involves multiple parties, and has specific deadlines you need to hit at each stage. Miss one, and you can delay your payout by weeks or give the insurer grounds to reduce it.

Here's a complete walkthrough of the hurricane claim process — what happens when, who to contact at each stage, and the common mistakes that cost property managers money.

The Claim Timeline: Stage by Stage

DAY 1–3
Initial Report and Emergency Documentation
File the claim within 24–72 hours of the storm. Most policies require "prompt notice" — delay can be used to reduce or deny coverage. Document all damage immediately with timestamped photos before any temporary repairs. Get your claim number in writing.
DAY 3–10
Temporary Repairs and Mitigation
You are required by most policies to mitigate further damage — tarping exposed roof areas, boarding broken windows, extracting standing water. Keep all receipts. These are reimbursable expenses. Do not make permanent repairs until the adjuster has inspected the property.
DAY 7–21
Adjuster Assignment and Inspection
The insurer assigns an adjuster, who contacts you to schedule an inspection. Be present or have a representative present at every adjuster visit. Walk them through every item of damage. Bring your pre-storm photos. If you disagree with their assessment, say so on the spot and document your disagreement in writing afterward.
DAY 14–30
Adjuster Report and Initial Estimate
The adjuster submits their estimate to the insurer. You should receive a copy. Review it carefully against your own contractor estimates. Scope gaps — items missing from the adjuster's estimate — are the most common reason claims are underpaid. Challenge anything that's missing or undervalued in writing.
DAY 21–45
Initial Payment (ACV)
Most policies pay the Actual Cash Value (ACV) of the claim first — the depreciated value, not the full replacement cost. This is typically 60–80% of the final claim amount. The remaining Recoverable Depreciation is released after repairs are completed and documented.
DAY 60–120
Final Payment (RCV)
After repairs are completed, submit your final invoices and contractor completion documentation to release the Recoverable Depreciation. Don't skip this step — many property managers leave 20–40% of their claim on the table by not following up. Deadlines for submitting completion documentation vary by policy (typically 180–365 days).

The Most Common Claim Mistakes

1. Not challenging the initial estimate

Insurance adjusters are employees or contractors of the insurance company. Their initial estimate is rarely complete. Get independent contractor estimates and compare line by line. Scope gaps — items the adjuster missed or undervalued — are common and worth fighting.

2. Skipping the final RCV claim

After the ACV payment, many property managers complete repairs and never submit the final documentation to release Recoverable Depreciation. This is money left on the table. The policy paid for it; you just need to submit the invoices.

3. Losing track of supplement submissions

During repairs, contractors often discover additional damage not visible at the time of the adjuster inspection — hidden water damage, structural issues under siding, etc. These require a supplement filing. Many are approved; most property managers don't track them systematically.

4. Poor documentation during the repair process

Insurers want before/during/after documentation for significant repairs. Photos at each stage strengthen your final claim submission and prevent disputes about what was actually repaired.

Florida-specific note: Florida has specific statutory deadlines for claim responses. Insurers must acknowledge claims within 14 days and make a coverage decision within 90 days. If your insurer misses these deadlines, you have additional remedies available. Keep records of every communication with timestamps.

Tracking Multiple Claims at Once

After a major storm, property managers with larger portfolios may have 10, 20, or more active claims simultaneously — all at different stages, with different adjusters, different insurers, and different deadlines. Managing this in a spreadsheet or email inbox is how claims fall through the cracks.

Each claim needs to be tracked against its own timeline: when was it filed, when is the adjuster scheduled, when did we receive the estimate, has the ACV been paid, have repairs started, has the RCV supplement been submitted? A single missed deadline can cost thousands.

Track every claim from filing to final payment

LossHQ gives you a real-time view of every active claim in your portfolio — status, adjuster, timeline, documentation, and payment stage — all in one place.

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When to Consider a Public Adjuster

If the insurer's estimate is significantly below your contractor estimates — more than 20% — it may be worth hiring a public adjuster. Public adjusters work on your behalf (not the insurer's) and typically charge 10–15% of the final claim settlement. On a large underpaid claim, this fee pays for itself easily.

The time to hire a public adjuster is before you accept the insurer's initial payment. Once you cash the check, it can be treated as acceptance of the settlement amount.