Who qualifies for Citizens Property Insurance in Florida?

How does the 20% rule work?

As of the 2026 statutes, s. 627.351(6) makes a primary residence ineligible for a new Citizens policy if an authorized insurer offers coverage at its approved rate, unless that premium is more than 20% higher than Citizens' premium for comparable coverage. The same test applies at renewal: an offer not more than 20% above the Citizens renewal premium makes the risk ineligible to renew. Non-primary residences face a similar 20% test that approved surplus lines take-out offers can also trigger.

Citizens enforces this through its Clearinghouse. Agents must check private-market offers before placing a policy (HO-3, HO-6 and dwelling forms are quoted through the Clearinghouse) and must re-market Citizens policies at each renewal.[1][2]

What other eligibility rules apply?

As of the 2026 statutes and Citizens' current rules:

• Value limit: a home with a dwelling replacement cost of $700,000 or more, or a condo unit with combined dwelling and contents replacement cost of $700,000 or more, isn't eligible; the limit is under $1 million in counties where OIR determines there isn't reasonable competition.
• Flood: personal residential policies with wind coverage in FEMA special flood hazard areas have needed flood insurance at issuance or renewal since 2023; elsewhere the requirement phased in by dwelling value ($400,000 or more as of January 1, 2026) and covers all such policies on January 1, 2027. Condo unit-owner policies and policies without wind coverage are exempt.
• Occupancy: Citizens' HO-3 homeowners policy requires the owner to live in the home as a primary residence; tenant-occupied homes use dwelling fire forms.[1][3][4]

What are the trade-offs of a Citizens policy?

By statute, Citizens rate increases on a single primary-residence policy are capped at 15% for 2026 and later years, excluding coverage changes and surcharges. Non-primary residences are not subject to that cap and can be charged up to 50% above the prior year's rate.

If storms leave Citizens short of funds to pay claims, its policyholders can be charged a Citizens Policyholder Surcharge of up to 15% of premium, and emergency assessments of up to 10% per year can then apply to both Citizens and private-market policyholders until the deficit is gone.

Citizens has shrunk sharply. OIR reports 293,465 Citizens policies in force as of June 5, 2026, its lowest level in 25 years, down from approaching 1.2 million at year-end 2022.[1][5][6]

How do you apply?

Work with a licensed insurance agent who can check the private market first. For a new policy, the agent may need proof of prior coverage (such as a renewal offer, nonrenewal notice or new purchase documents) and evidence of private offers: a comparative-rater screenshot or carrier quote showing offers more than 20% above Citizens' premium, or declinations showing none are available. Private carriers that quote the home can require current inspections, so have your 4-point, roof and wind mitigation reports ready.[2]