Jensen Beach - Hurricane Irma Damage in Beachfront Condo - $45,000

St. Lucie County, Florida -- An owner (A.U.) of a beachfront condominium in Jensen Beach who had sustained damage to his unit as a result of hurricane Irma contacted VIP Adjusting about two weeks after the storm unsure of how to proceed.

Claims for damages to a condominium in Florida can be tricky, not only because the coverages are limited, but because there is also a condo association that bears responsibility for certain items and common elements. 

VIP Adjusting's public adjusters have handled numerous claims for condo damage throughout Florida's treasure coast and is familiar with both the coverages from a condominium policy, and the responsibilities of the condo association.

The Loss - Hurricane Irma

Obviously hurricane Irma caused widespread damages throughout the Treasure Coast and the entire state of Florida. Our client owns a condo unit on Jensen Beach, without any other buildings or structures surrounding it to block it from wind. Luckily, the storm was passing from south to north, with the eye of the storm on the west side of the state of Florida, as opposed to coming on shore from the Atlantic. The damages were pretty significant, but could have been much worse.

The Damages to the condo unit

Hurricane force winds were felt across the entire state of Florida, and our client's Jensen Beach condo was no exception. Damages were caused to the exterior of the building by wind, both to the building's windows and roof, as well as the building's exterior structure or envelope. These items are common elements for the condominium and are the responsibility of the condo association and its commercial insurance policy, but many condominium unit owners' insurance policies first require this damage be present in order to afford coverage for a claim. 

This condo unit sustained damage caused by wind driven rain to the unit's kitchen, including the cabinetry and the insured's laminate flooring and carpet throughout the unit. 

There was also damage to the ceilings and walls, which present issues of their own. In a condominium, usually the association is responsible for items and damages inside the wall, as common elements. This isn't always the case, but most of the time it is. 

In addition, through interpretation of Florida's Condominium Statute, Chapter 718, the association is responsible for the drywall, while the unit owner is responsible for the surface of the drywall (skim coating and paint).

While this is the legal responsibility, it can often be difficult for a condo owner to get the association to pay for, or repair the drywall inside the unit and often end up paying for this repair on their own out of pocket, and surprised that their insurance won't reimburse them.

The Insurance Claim and Outcome

VIP Adjusting's public adjusters documented the damages and presented them to the condo owner's insurance company. Based on that presentation, the insurance company initially paid $22,000 for the damages. 

The insurance company's initial payment paid for damaged carpeting, paint and texturing on the walls, and some of the flooring. The actual payment for the repairs wasn't as low as we expected, but what the insurance company failed to take into account is that these repairs were to take place in a condo.

The insurance company only paid $50 to move out and protect the contents of the unit during repairs, $200 for a dump truck for removal of the damaged property, and $175 for labor minimums for an electrician. 

Packing/Storage and Dealing with Building Regulations

This is why you need to hire a public adjuster. Even if the insurance company fairly paid for the actual repair costs, it didn't address any complications related to protecting the personal property of their insured, or getting someone to deal with performing repairs in a condo building that requires all guests to check in at the desk, work only during certain hours, access the property through certain entrances and exits, and not disturb other tenants.

The insurance company's payment would have been fair if these repairs were done in a single family dwelling, and would have only been short on the personal property.

In our insured's case, however, no repairs could be done in the aftermath of Hurricane Irma with the payment that was received. 

VIP Adjusting's public adjusters disputed the payment for these damages, and addressed the building issue. There were hours of packing of personal property that would be required to perform the repairs. More hours of bringing the personal property down in a service elevator for storage. On-site storage was not acceptable because of the condo's regulations. $50 was not a sufficient payment.

The same goes for the removal of debris. Debris from demolition wasn't simply walked out the front door and placed in a dumpster. It needed to be brought in multiple trips down a service elevator, only during certain times, and an on-site dumpster rental was not permitted. $200 was not a sufficient payment.

Then there were labor minimums. Yes, a labor minimum was appropriate for an electrician because only minimal electrical repair needed to be done. But for general repairs, it is not the same as repairing a single family home. Labor is increased because workers need to travel up and down elevators, with debris, with new materials, with tools. Before that can even start, the building needs to approve the contractor, and conduct background checks to make sure they aren't in the building for nefarious purposes. Many contractors are turned off by these regulations. On top of that, the hours of repairs are limited and with additional labor required, the timeframe for the job takes 4-5 times as long.

Ultimately, after making these arguments, the insurance company agreed to double its initial payment in an agreement with VIP Adjusting's public adjusters, paying the insured $45,000, including a pre-payment for additional living expenses while the repairs were to take place.  

If you have suffered damage to your condo unit, VIP Adjusting would be glad to provide you with a free claim consultation. Contact VIP Adjusting today, or call now. 

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