Adjusterman LLC publishes this guide and ranks itself first. The other firms are listed on facts from their own websites and the Florida DFS license search; none paid to be included.
Updated September 23, 2026
Key takeaways
- Florida law splits a condo building between two policies: the association’s policy covers the building as originally installed, and each unit owner insures flooring, wall and ceiling coverings, fixtures, appliances, cabinets and countertops inside the unit (s. 718.111(11)(f)).
- Unit owner policies must include at least $2,000 of loss assessment coverage (s. 627.714), and notice of a loss assessment claim is due by the later of 1 year after the loss or 90 days after the association votes to levy the assessment, and never more than 3 years after the loss (s. 627.70132(4)).
- The public adjuster fee caps and cancellation rights in s. 626.854 apply to residential and condo unit owner policies (s. 626.854(19)). An association’s own policy is outside that list, so its fee must be negotiated and written into the contract.
- Every firm below holds a valid Florida DFS public adjusting firm license; the number is listed so the board can check it.
When a hurricane or a burst riser damages a condominium, the board is not handling one claim. It is handling the association’s claim on the building, dozens of unit owner claims for what sits inside each unit, and, often, a special assessment that sends owners back to their own insurers a third time. HOA boards face a version of the same problem, with the line between the association’s policy and each owner’s policy drawn by the community’s declaration.
Getting the split right early decides who pays for what. This guide lists seven licensed Florida public adjusting firms that publish condominium or HOA work, starting with ours, then explains the statutes a board should read before it signs anything. For the services themselves, see our pages on condominium association claims and HOA and community association claims.
| Firm | Base | FL firm license | Association work it publishes |
|---|---|---|---|
| Adjusterman LLC | Oakland Park (Broward) | W913130 | Condo associations, HOAs, multifamily; statewide |
| Platinum Public Adjusters | Hollywood | W807449 | HOA, apartment and condo claims |
| Ocean Point Claims | Hobe Sound | W829547 | HOA/condo association and master-policy pages |
| VIP Adjusting | Fort Pierce | W805626 | Condo section for unit owners and associations |
| Experienced Public Adjusters | Orlando | W807213 | Condo and HOA page |
| Tutwiler & Associates | Tampa | W840088 | Condominium associations, apartment complexes |
| River City Claims | St. Augustine | W805288 | Condo claims, multifamily, hospitality, office |
How we chose
Each firm had to meet five tests: an active Florida public adjusting firm license confirmed in the DFS licensee search on 23 September 2026 (we list the firm license, not an individual’s); a published page or stated focus on condominium associations, HOAs or multifamily property; a stated way of documenting a loss; a Florida office or clear Florida service area; and fee terms the board can confirm in the contract.
Adjusterman LLC publishes this guide and is listed first. The other six firms are grouped by region, from South Florida up the Treasure Coast, across Central Florida to Tampa Bay, then north to St. Augustine, and are otherwise in no particular order. Each entry uses only facts from the firm’s own website and its DFS record.
The rankings
1. Adjusterman LLC
Best for: Associations and unit owners, statewide
- HQ
- Oakland Park, FL
- FL firm license
- W913130
- Licensed PA
- Michael Klavan, P151443
- Fee
- Contingency: no fee unless there is a recovery
Adjusterman represents condominium associations, HOAs and apartment and multifamily owners across Florida from its Oakland Park office in Broward County, and has held its public adjusting firm license since 2022. It also represents individual unit owners, which matters when the association’s claim and the owners’ claims have to fit together.
Every loss is documented with aerial drones, thermal imaging and 3D capture. On a multi-building property that means roofs, facades and interior water paths are recorded in a form both the association’s carrier and the owners’ carriers can check. Claims get a 24/7 response.
Fees are contingent: no fee unless there is a recovery. The first step is a free claim review, which tells the board whether the damage looks covered before anyone signs a contract.
Consider Adjusterman if your board wants one licensed firm that can document every building with drones, thermal imaging and 3D capture and works anywhere in Florida.
adjustermanllc.com2. Platinum Public Adjusters
Best for: South Florida; multilingual owners
- Office
- 4651 Sheridan St., Suite 260, Hollywood
- FL firm license
- W807449
- Languages
- English, Spanish, Haitian Creole
- Since
- 2009, per its site
Platinum works from Hollywood and lists South Florida (Miami-Dade, Broward and Palm Beach) plus statewide service. Its about page lists homeowners association, apartment and condo claims, and its site says it has served property owners since 2009.
Its phone line is offered in English, Spanish and Haitian Creole (Kreyòl), 24/7, which can help a board whose owners need the claim explained in more than one language.
Consider Platinum if your community is in South Florida and your owners speak Spanish or Haitian Creole.
platinumpublicadjuster.com3. Ocean Point Claims
Best for: Master-policy claims, Treasure Coast
- Office
- 11706 SE Federal Hwy, Hobe Sound
- FL firm license
- W829547
- Service area
- Every Florida county, per its site
Ocean Point publishes an HOA and condo association claims page and a separate page on condo master-policy claims. It prints its firm license number on its site and says it serves every Florida county.
It says its documentation includes thermal imaging, drone and Matterport capture as appropriate, and its site navigation includes a Spanish (Español) option.
Consider Ocean Point if your board’s main question is how the master policy responds.
oceanpoint.claims4. VIP Adjusting
Best for: Unit owners and associations, four offices
- HQ
- Fort Pierce, FL
- FL firm license
- W805626
- Florida offices
- Fort Pierce, Jupiter, St. Petersburg, Panama City
VIP Adjusting runs four Florida offices and describes itself as licensed public adjusters and a licensed building contractor. Its condo claims section covers both unit owners and associations.
It lists 3D Matterport scans, infrared thermal imaging and drone roof inspections, and a 24/7 phone line.
Consider VIP if you want one firm that publishes pages for both sides of a condo loss.
vipadjusting.com5. Experienced Public Adjusters
Best for: Central Florida condo and HOA
- Office
- 4555 Hoffner Ave, Orlando
- FL firm license
- W807213
- Other offices
- Tampa, Daytona Beach, Naples
Experienced Public Adjusters is based in Orlando, lists offices in Tampa, Daytona Beach and Naples, and says it serves all of Florida. It publishes a condo and HOA claims page along with pages for large loss claims and business interruption.
It prints its firm license number on its site and says a live person answers the phone 24/7.
Consider Experienced Public Adjusters if your community is in Central Florida.
experiencedpublicadjusters.com6. Tutwiler & Associates Public Adjusters
Best for: Tampa Bay associations; appraisal
- Executive office
- 4300 W. Cypress St., Tampa
- FL firm license
- W840088
- Florida offices
- Tampa, Orlando, Palm City
- Founded
- 1984, per its site
Tutwiler describes itself as a Florida-based national public adjusting firm founded in 1984. It publishes pages for condominium associations and apartment complexes and lists a phone line answered 24 hours a day.
It also offers property insurance appraisal and umpire services, a separate role from representing the association as its public adjuster.
Consider Tutwiler if your association is on the Gulf coast and expects an appraisal dispute.
publicadjuster.com7. River City Claims
Best for: Northeast Florida condos and multifamily
- Office
- 101 East Town Place, Suite 140, St. Augustine
- FL firm license
- W805288
- Also licensed
- Georgia, New Jersey (per its site)
River City Claims publishes a condo claims page and pages for multifamily, hospitality, industrial and warehouse, and office claims. It works throughout Florida with a Jacksonville-area focus.
Its commercial page says inspections use moisture detection and drone imaging, and it prints its firm license number on its site.
Consider River City if your community is in Northeast Florida.
rivercityclaims.com
Who insures what in a Florida condominium
Section 718.111(11) applies to every residential condominium in Florida, whatever its declaration says. Three parts of it shape every condo claim:
- The association insures the building. Every association must carry adequate property insurance, and its replacement cost must be set by an independent insurance appraisal (or an update) at least once every 3 years. The policy must give primary coverage for the condominium property as originally installed, or replacement of like kind and quality, plus alterations made under s. 718.113(2).
- The unit owner insures the inside finishes. The association’s policy must exclude personal property in the unit and floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments that serve only that unit. Those items, and the insurance on them, are the owner’s responsibility.
- The association rebuilds. Reconstruction after a loss is undertaken by the association. A unit owner may do work on the unit only with the board’s prior written consent, and that consent can be conditioned on the repair method, the contractor’s qualifications and the contract.
Deductibles and damage above the association’s coverage are a common expense, with exceptions for damage caused by an owner’s intentional conduct or negligence. One exception boards should tell owners about now: the association is not obligated to pay for repairs of losses an owner knew or should have known about but did not report until after the association’s claim was settled, or was denied as untimely (s. 718.111(11)(j)4.). Ask owners to report damage in writing, early.
Loss assessments: the deadline boards and owners miss
When the association’s insurance does not cover everything, for example because of a large hurricane deductible, the board may levy a special assessment. Florida requires every unit owner policy issued or renewed since 1 July 2010 to include at least $2,000 of loss assessment coverage, with a deductible of no more than $250, and no deductible at all if one was already applied to the owner’s other loss from the same event (s. 627.714(1)). The limit that applies is the one in force the day before the loss (s. 627.714(2)).
The notice deadline is set by s. 627.70132(4): notice of a loss assessment claim must reach the owner’s insurer by the later of 1 year after the date of loss or 90 days after the board votes to levy the assessment, and in no case later than 3 years after the loss. The vote date is often months after the storm, so boards should send owners the vote date in writing.
For the association’s own claim, the general deadlines apply: notice within 1 year of the date of loss for a new or reopened claim, and within 18 months for a supplemental claim. For hurricanes and windstorms, the date of loss is the date of landfall or the date the event is verified by NOAA (s. 627.70132(2) and (3)).
HOAs are different
The unit-by-unit split in s. 718.111(11) is condominium law. For a homeowners’ association governed by chapter 720, what the association insures and what each owner insures comes from the community’s declaration and the policies themselves, so read those before assuming anything about who pays. Chapter 720 makes the association’s insurance policies part of its official records (s. 720.303(4)), and a parcel owner can ask in writing to inspect or copy them (s. 720.303(5)). A board member preparing for storm season should have the current policies, the declarations pages and the deductible schedule in one place.
Fees on association claims
The fee caps in s. 626.854(11) are 10% of claim payments for claims from a Governor-declared state of emergency during the year after the declaration, 20% otherwise, 20% of new money only on reopened or supplemental claims, nothing on the deductible, and 0% on any amount the insurer paid or agreed to pay before the contract was signed.
Individual unit owners hiring an adjuster for their own HO-6 claim do get those protections, including cancellation within 10 days of signing, or within 30 days of the loss after a declared emergency, whichever is longer.
What a public adjuster can and cannot do for a board
A public adjuster prepares, documents and negotiates the association’s property claim. A public adjuster may not give legal advice and may not handle bodily injury claims (s. 626.854(3)), so questions about the declaration, owner disputes or litigation belong with the association’s attorney. If a dispute is about the amount of the loss, the state mediation program in s. 627.7015 is open to personal lines and commercial residential policies, a category that includes many condominium association policies; Citizens, for example, writes its condominium coverage as commercial residential policies. Ask the carrier whether yours qualifies.
Check the license, then ask these questions
Search any adjuster or firm on the Florida DFS licensee search and confirm the license is valid and that the firm number is a Public Adjusting Firm license. Then bring our 12 questions to ask before hiring a public adjuster to the board meeting, and add three of your own:
- Will you handle the association’s claim only, or also advise owners on their unit claims, and how will you keep the two scopes consistent?
- How will you document every building, roof and unit, and will the board get the photos, moisture maps and measurements?
- What is the fee on this association claim, since the statutory cap does not apply to it, and how can the board cancel?
Frequently asked questions
Who pays to repair drywall and cabinets inside a Florida condo unit after a storm?
Under s. 718.111(11)(f), the association’s policy must exclude floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops and window treatments inside a unit that serve only that unit. Those items are the unit owner’s responsibility and are insured on the owner’s own policy.
What is the deadline for a condo loss assessment claim?
Notice must be given to the unit owner’s insurer by the later of 1 year after the date of loss or 90 days after the association votes to levy the assessment, and no later than 3 years after the loss (s. 627.70132(4)).
Do the 10% and 20% public adjuster fee caps apply to a condo association’s claim?
The caps are in s. 626.854(11), and s. 626.854(19) says that subsection applies only to residential policies and condominium unit owner policies. An association’s policy is not on that list, so the fee on an association claim is set by the contract. Unit owners’ own claims are covered by the caps.
How much loss assessment coverage does a Florida unit owner policy include?
At least $2,000 for all assessments from the same direct loss, with a deductible of no more than $250 (s. 627.714). Many owners buy more; check the declarations page.
Can a public adjuster give our board legal advice about the declaration?
No. A public adjuster may not give legal advice (s. 626.854(3)). Questions about the declaration, owner disputes or litigation should go to the association’s attorney.
Related guides
Sources
- Fla. Stat. s. 718.111 (2026), The association (subsection 11, Insurance)
- Fla. Stat. s. 627.714 (2026), Residential condominium unit owner coverage; loss assessment coverage required
- Fla. Stat. s. 627.70132 (2026), Notice of property insurance claim
- Fla. Stat. s. 720.303 (2026), Association powers and duties; official records
- Fla. Stat. s. 626.854 (2026), “Public adjuster” defined; prohibitions
- Fla. Stat. s. 627.7015 (2026), Alternative procedure for resolution of disputed property insurance claims
- Citizens Property Insurance Corporation, 2021 Rate, Rating Rules and Form Changes (commercial lines bulletin)
- Florida DFS licensee search
- Platinum Public Adjusters, about
- Ocean Point Claims, HOA and condo association claims
- VIP Adjusting, about
- Experienced Public Adjusters, HOA/COA claims
- Tutwiler & Associates, condominium associations
- River City Claims, condo claims
Adjusterman LLC, FL DFS Public Adjusting Firm License #W913130 · Michael Klavan, FL DFS Public Adjuster License #P151443. Public adjusters do not provide legal advice.