Florida homeowner guide

Main water shutoff

Typically at the meter box near the street or at the wall where the main line enters the house. Slab-on-grade construction (the Florida standard) means no basement; shutoffs are usually in a utility closet, garage, or exterior wall access panel. Label it.

Electrical panel

Usually in a garage, utility room, or exterior rated cabinet. Florida's high lightning strike rate means your panel sees more stress than panels in most states. Know where it is and which breaker controls which zone. Label each breaker clearly.

HVAC air handler

Florida's split systems have an air handler (usually in an interior closet or attic) and a condenser outside. The air handler has a drain pan. If it overflows (common in summer), it can flood the closet. Locate the drain line cleanout cap and know how to flush it with distilled vinegar quarterly.

Hurricane shutters / protection

If the home has accordion shutters, roll-down shutters, or impact glass, learn how to deploy or engage them before hurricane season. For panel or plywood systems, know where the hardware is stored. Test every shutter and lock before June 1.

AC drain line flush

Monthly: pour 1/4 cup of distilled white vinegar into the drain line cleanout (the vertical PVC pipe near the air handler). Florida's humidity grows algae in drain lines quickly. A clogged drain triggers float shutoffs that cut AC power, often discovered on the hottest day of summer.

Pest entry points

Monthly: inspect the perimeter for gaps at utility penetrations, weep holes in block walls, and door/window seals. Florida's pest pressure (roaches, ants, termites, snakes) is year-round. A gap larger than a dime is an entry point.

Roof and soffit inspection

After any major rain: look for water stains on ceilings and check soffit panels for gaps or damage. Florida roof systems take constant UV and wind stress. Small leaks become large ones fast in a state that gets 60+ inches of rain per year.

Storm shutter inspection

Test and lubricate all accordion or roll-down shutters. Replace corroded tracks. For plywood systems, verify panels are cut, labeled, and hardware is complete. You will not have time to fix problems during a hurricane watch.

Roof inspection

Hire a licensed roofer to inspect for lifted shingles, cracked tile, deteriorated underlayment, and flashing problems. Florida roofs age 2-3x faster than northern roofs due to UV, heat, and storm cycling. Insurance requirements increasingly mandate inspections.

Pro recommended: Licensed Roofer

Generator service and fuel rotation

Run the generator under load for 30 minutes, change the oil, test the transfer switch if installed. Rotate stored fuel; ethanol-blended fuel degrades in 30 days. Use non-ethanol fuel (available at marinas) or add a fuel stabilizer rated for 12+ months.

Emergency kit and documentation

Photograph all belongings, update your insurance documents, and store copies in a waterproof container or cloud backup. Know your evacuation zone (county websites publish maps) and your nearest shelter.

Irrigation system inspection

Florida's dry season causes sod stress and fire risk. Inspect sprinkler heads for clogs and coverage gaps. Adjust timers for dry season watering schedules; most municipalities restrict irrigation hours.

AC service (annual)

Schedule HVAC service in fall or spring, not mid-summer when techs are backlogged. Coil cleaning, refrigerant check, capacitor inspection, and drain line flush. Florida AC systems run 10-12 months per year and fail at twice the national average rate.

Pro recommended: HVAC Technician

Exterior painting and caulking

Dry season is the ideal time to paint, caulk windows, and seal exterior penetrations. High humidity in summer prevents paint adhesion and caulk curing. Inspect for woodpecker damage in wood-frame areas and window frame deterioration.

Keep AC running continuously

Do not turn off AC when leaving for extended periods in summer. Set it to 80°F, not off. A Florida home with no AC running in July-August will develop mold on interior surfaces within 3-5 days. The cost to remediate is far greater than the electricity to prevent it.

Bathroom and kitchen exhaust fans

Run exhaust fans during and 20 minutes after every shower. Florida building codes require exhaust fans in bathrooms. Verify yours are functional and vent to the exterior, not into the attic. Attic-venting exhaust fans grow mold in the attic insulation.

Monitor for mold indicators

Musty smell, visible dark spots on grout, ceiling discoloration near AC vents, and condensation on windows are early mold indicators. Act immediately; Florida's warmth and humidity accelerate mold growth from surface stain to structural problem in weeks.

Annual termite inspection

Florida has the most destructive termite species in North America: subterranean and Formosan termites. Annual inspection by a licensed pest control company is standard. Many homeowners maintain an active termite bond. Verify yours covers retreatment and repair.

Pro recommended: Licensed Pest Control

Eliminate wood-to-soil contact

Wood mulch against the foundation, wood fencing post in the ground, wood deck boards contacting soil; all are termite highways. Replace with inorganic mulch (rock/rubber) within 12 inches of the foundation. Maintain a visible concrete or block base exposed.

Roof rat prevention

Florida's most common attic pest. Inspect for gaps at fascia boards, soffits, and roof-to-wall junctions. A rat can enter through a gap the size of a quarter. Inspect all utility penetrations into the attic space.

Know your evacuation zone (A through F)

Florida counties publish evacuation zone maps online and on county apps. Zone A floods in a Category 1; Zone E requires evacuation only for Category 4-5. Know your zone and your route before a storm is named. Mandatory evacuations for your zone are not suggestions; coastal flooding kills more people than wind.

72-hour vs 7-day supplies

If you're not evacuating: 7 gallons of water per person, non-perishable food for 7 days, medications for 30 days, battery power bank, NOAA weather radio, cash, and a full tank of gas (fill 72 hours before projected landfall; stations run dry).

Storm shutter deployment timing

Deploy shutters when a hurricane watch is issued, not a warning. A watch means conditions are possible in 48 hours. A warning means they're expected in 36 hours. By warning time, lumber yards are out of plywood and traffic is gridlocked.

Insurance review

Florida homeowners insurance is different from most states; hurricane deductibles are typically 2-5% of insured value (not a flat dollar amount), and flood insurance is separate (NFIP or private). Review coverage before June 1 every year.

Florida's lightning density

Central Florida (the Tampa-to-Orlando corridor) is the lightning capital of North America. An average of 25+ lightning strikes per square mile per year. Every electrical system in a Florida home should be on surge protectors. A whole-home surge protector at the panel (installed by an electrician, ~$300) is worth it.

During thunderstorms

Stay inside and away from windows. Don't use corded phones or plumbing. Unplug sensitive electronics; surge protectors help but don't provide complete protection against a direct strike or near-miss. Florida averages 2,000+ house fires from lightning annually.

If you did not evacuate

Once tropical storm force winds (39 mph) arrive, do not go outside. Emergency services stop responding. Move to an interior room away from windows: a bathroom, hallway, or closet in the center of the house, lowest level above storm surge risk. Bring a mattress to shelter under if your roof is threatened.

The eye is not the end

If the eye passes over your location, conditions calm suddenly. Do not go outside; the back eyewall arrives within 20-60 minutes with full intensity. People die during the eye break. Wait for the official all-clear from local emergency management.

After the storm

Do not operate generators indoors. Run outside only, 20+ feet from any window or door. Do not touch downed power lines. Do not drive through standing water; 6 inches can sweep a person, 12 inches can float a car. Report any smell of gas and leave the area.

Florida homes don't have basements, but flood from below

Slab-on-grade homes flood from two directions: storm surge or stormwater entering under doors, and plumbing backup through floor drains. During a major rain event, install door flood barriers or sandbag thresholds. If sewage backs up through floor drains, shut off water and call a plumber; the municipal system is overwhelmed.

Post-flood interior drying

Standing water in a Florida home for more than 24 hours creates conditions for mold in 48 hours. Remove water immediately with a wet-vac or pump, run fans and dehumidifiers at maximum, and remove wet carpet and drywall within 48 hours. Florida mold remediators are backlogged after storms. Start drying immediately and document everything for insurance.

Florida pipes burst during freeze events

Florida experiences hard freezes every few years. On slab-on-grade homes, pipes run through the slab and walls with minimal insulation; a single hard freeze night can burst multiple lines. If a freeze is forecast below 28°F: let all faucets drip, open cabinet doors under sinks, disconnect and drain outdoor hoses.

Shutoff and call

Shut off the main water valve. Open all faucets to drain pressure. Call a plumber; after a Florida freeze event, wait times are 48-72 hours. Know where your shut-off is before the emergency.

Florida heat makes power outages dangerous

Indoor temperatures in a Florida home without AC reach dangerous levels (90°F+) within 4-6 hours in summer. Anyone elderly, very young, or with medical conditions needs cooling. Know your nearest cooling shelter (county websites publish lists) before summer.

Generator safety in Florida

Run generators outside, 20+ feet from windows and doors. Never in the garage even with the door open. CO accumulates lethally. Florida sees multiple generator-related CO deaths after every major hurricane. This is not hypothetical.

Food and medications

After a hurricane, power outages last days to weeks. Insulin and other temperature-sensitive medications: know in advance which pharmacies in your area have backup power. Some counties have medication cooling programs through emergency management.

Florida gas systems

Natural gas serves some Florida homes; many use propane (LP). Both require the same response: smell of rotten eggs or hissing means get everyone out immediately. Do not operate any switch. Leave the door open.

Call from outside

Call 911. TECO Peoples Gas: 1-877-832-6747. Piedmont Natural Gas (NE Florida): 1-800-752-7504. For propane, call your supplier. Do not re-enter until the utility or fire department clears the building.

Two exits from every room

Walk every room. Identify the door and an alternate window exit. Florida's concrete block and stucco construction slows fire spread compared to wood frame, but interior finishes and contents burn at the same rate. You have 2-3 minutes once smoke fills a room.

Designate a meeting place outside

A specific landmark (the mailbox, across the street) where everyone meets. In Florida's dense subdivisions, firefighters need to know who is accounted for versus who may still be inside.

Crawl low under smoke and call 911 from outside

Stay within 12 inches of the floor. Get out, then call. Never go back inside. Florida fire departments respond in under 5 minutes in most urban/suburban areas.

Florida vessel registration

All motorized vessels and sailboats over 12 feet operating on Florida waters must be registered with the Florida Fish and Wildlife Conservation Commission (FWC). Registration must be renewed annually. The registration number (FL + numbers + letters) must be displayed on both sides of the bow. Carry the registration card on board at all times.

Boating Safety Education ID Card (mandatory for many operators)

Florida law requires anyone born on or after January 1, 1988 to carry a Boating Safety Education ID card while operating a vessel powered by 10 horsepower or more. The card is obtained by completing a NASBLA-approved boating safety course; the BoatUS Foundation course is free online and Florida-accepted. Carry the card on board; a fine applies to operating without it if you fall under the age requirement.

Life jacket requirements

Every person on board must have a USCG-approved PFD in their size. Children under 6 must wear a PFD while on a vessel under 26 feet. Additional requirements apply for personal watercraft; all PWC operators and passengers must wear a PFD at all times while underway.

Post-use freshwater flush, every outing

Florida's coastal and estuarine waters are among the most biologically active salt-water environments in North America. Flush the engine with fresh water after every salt-water outing, immediately after returning to the dock while the engine is still warm. Flush muffs for outboards and I/Os, intake-hose bucket method for inboards. Salt crystals that form in cooling passages between outings accelerate corrosion of the raw-water circuit far faster in warm water than in cooler northern environments. 5 minutes per outing prevents the majority of premature cooling system failures in Florida-operated boats.

Anode inspection every 2-3 months of active use

Florida's warm, highly conductive salt water consumes sacrificial anodes much faster than cooler or freshwater environments. Inspect every anode (lower unit skeg, cavitation plate area, transom brackets, shaft, and hull) every two to three months of active salt-water use. Replace any anode more than half consumed. Use zinc anodes for full ocean salt water (Gulf, Atlantic coast); use aluminum anodes in brackish or mixed-salinity environments (Indian River Lagoon, Everglades, St. Johns River system). Never use magnesium anodes in Florida coastal or estuarine water.

Bottom paint for boats kept in the water

Florida's warm water produces rapid barnacle and biological growth on unprotected hulls; an unpainted hull left in the water in summer can accumulate growth in as little as a week in productive estuarine areas. Antifouling bottom paint is practical for any boat left in Florida's coastal or estuarine waters between outings. Consult your local boatyard for appropriate paint type; Gulf Coast and Atlantic coast waters have different fouling pressures, and the optimal paint varies by location and launch frequency. Bottom paint is not required for trailered boats that are hauled out after every outing.

Non-ethanol marine fuel

Marine engines are not designed for E10 or E15 ethanol-blended fuel in long-term storage or intermittent-use applications. Ethanol absorbs water and phase-separates in fuel tanks, a significant problem in Florida's humidity. Non-ethanol (rec-90) fuel is available at most Florida marinas and at many roadside stations, particularly near coastal and lake communities. Use ethanol-free fuel in marine engines when available; if not, use a fuel stabilizer rated for ethanol-blended fuel and add it at every fill.

Manatee slow-speed zones

Manatee protection zones are established throughout Florida's coastal waters, rivers, and springs. Many posted zones require slow speed or minimum wake year-round; others are seasonal. Speed limit signs are posted at zone boundaries; the manatee zone signs are orange and white. FWC enforces these zones strictly; fines are significant, and repeat violations affect your boating license. Know the zones on your local water before operating at cruising speed in canals, springs, and nearshore areas.

Snook and other species bag limits

Florida's saltwater fishing regulations are among the most detailed in the country and change periodically based on species assessments. Snook, redfish, spotted seatrout, and flounder all have size and bag limits that vary by region (Gulf Coast vs Atlantic coast) and season. Verify current regulations with FWC before each season. The FWC My Fish Florida app provides current bag limits and size rules by location.

Hurricane boat storage planning

Before hurricane season (June 1), plan your boat storage response. Options in order of security: haul out and store on land (safest), take to a storm-rated indoor facility (second best), evacuate the boat to a protected inland waterway, or stay in the marina with additional dock lines and fender protection (highest risk). Insurance policies typically require a storm plan; some require haul-out above a Category 2 threshold. Know your marina's storm plan and your insurer's requirements before June 1.