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
- Replacement cost policies usually pay actual cash value first and release the rest as repairs are done. For Florida homeowners policies, s. 627.7011(3) requires the insurer to pay at least actual cash value up front, and the remainder as work is performed and expenses are incurred.
- If you settle a building loss on an actual cash value basis first, the standard ISO forms give you 180 days after the loss to tell the insurer you intend to claim the replacement cost difference.
- Appraisal settles the amount of a loss, not coverage. Under the ISO homeowners form, each side names an appraiser within 20 days of a written demand; the ISO commercial form says the insurer keeps its right to deny the claim even after appraisal.
- The public adjuster fee caps in s. 626.854(11) apply to residential and condo unit owner policies (s. 626.854(19)). On a commercial or association large loss, the fee is whatever the contract says.
A large loss is not simply a normal claim with more zeros. A fire that guts a house, a hurricane that takes the roof off an apartment complex, or a water loss that runs through six floors of a building changes the whole shape of the claim. Repairs take months, payments come in stages, the policy’s valuation and coinsurance terms start to matter, and the insurer brings engineers, estimators and accountants of its own.
This guide lists the seven licensed Florida public adjusting firms in our research that publish large-loss claim work, starting with ours. After the list, we explain the policy mechanics that decide how much of a large loss is paid, and when. For our service pages, see large-loss claims and commercial property claims.
| Firm | Base | FL firm license | Large-loss work it publishes |
|---|---|---|---|
| Adjusterman LLC | Oakland Park (Broward) | W913130 | Large loss, commercial, condo, multifamily; statewide |
| Capital Claims Group | Miramar | G240595 | “Large Loss Focus”; multifamily, churches, large residential |
| MJL Public Adjusting | Loxahatchee | W861691 | Large loss, mall, hospital, condominium |
| Ask An Adjuster | Orlando | W806720 | Commercial large loss and business interruption |
| Experienced Public Adjusters | Orlando | W807213 | Large loss page; high-value home fire |
| Tutwiler & Associates | Tampa | W840088 | Large loss page; appraisal and umpire services |
| Cloud 9 Claims | Naples | W906894 | Large loss section; high-rise condos, waterfront homes |
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 large-loss page or a stated large-loss focus; a stated way of documenting losses or handling disputes; a Florida office or clear Florida service area; and fee terms an owner can confirm in the contract. Every firm in our research with a published large-loss page or a stated large-loss focus is included.
Adjusterman LLC publishes this guide and is listed first. The other six firms are grouped by region, from South Florida to Central Florida and then the Gulf coast, 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: Large residential and commercial losses, 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 owners of homes, condominium associations, multifamily, hotel, office, retail and industrial property in large-loss claims across Florida, from its office in Oakland Park, Broward County. It has held its public adjusting firm license since 2022.
On a large loss, the documentation is the claim. Adjusterman records the property with aerial drones, thermal imaging and 3D capture, so roofs, envelopes and hidden water paths are measured rather than estimated from a walk-through. Claims get a 24/7 response.
Fees are contingent: no fee unless there is a recovery. A free claim review tells you whether the damage looks covered before you sign.
Consider Adjusterman if your loss spans several buildings or property types and you want it documented with drones, thermal imaging and 3D capture.
adjustermanllc.com2. Capital Claims Group
Best for: South Florida; large residential and multifamily
- HQ
- Miramar, FL (per DFS record)
- FL firm license
- G240595
- Service area
- Cities statewide, Miami to Jacksonville, Tampa and Tallahassee
Capital Claims Group’s homepage describes a “Large Loss Focus,” and its client profile includes commercial property owners, property managers, multifamily and HOA leadership and high-net-worth homeowners. It publishes pages for churches and religious institutions, multifamily properties and large residential claims.
It prints its Florida firm license number (a G-series number issued in 2025) on its site. Its DFS firm record lists a Miramar address.
Consider Capital Claims Group if you own a large home or a house of worship in South Florida.
ccgclaims.com3. MJL Public Adjusting
Best for: Palm Beach County; institutional property
- Office
- 19656 Tree Stand Terrace, Loxahatchee
- FL firm license
- W861691
- Service area
- Statewide, Palm Beach County focus
MJL lists large loss, mall, hospital and condominium claims among its services and offers statewide service with a Palm Beach County focus.
Its hurricane page lists drone inspections when appropriate, and it lists its hours as 24 hours a day, seven days a week.
Consider MJL if you manage a retail center, medical facility or condominium in Palm Beach County.
mjlpublicadjusting.com4. Ask An Adjuster
Best for: Central Florida and the Space Coast
- HQ
- Orlando, FL
- FL firm license
- W806720
- Offices
- Orlando, Melbourne, Tampa, West Palm Beach
- Founded
- October 24, 2005, per its site
Ask An Adjuster says it was founded on October 24, 2005, after Hurricane Wilma, and lists offices in Orlando, Melbourne, Tampa and West Palm Beach. Its commercial property page covers large loss and business interruption claims, and it publishes a page for condo associations and HOA communities.
It says it uses thermal imaging to locate damage. DFS lists more than one Ask An Adjuster entity; the number shown here is the Orlando firm license.
Consider Ask An Adjuster if your property is in Central Florida or on the Space Coast.
askanadjuster.com5. Experienced Public Adjusters
Best for: High-value homes; Central and Southwest Florida
- Office
- 4555 Hoffner Ave, Orlando
- FL firm license
- W807213
- Other offices
- Tampa, Daytona Beach, Naples
Experienced Public Adjusters publishes a Florida large loss insurance claims page and a page on luxury and high-value home fire and smoke claims, along with condo and HOA and business interruption pages.
It prints its firm license number on its site and says a live person answers the phone 24/7.
Consider Experienced Public Adjusters if you have a large fire loss on a high-value home.
experiencedpublicadjusters.com6. Tutwiler & Associates Public Adjusters
Best for: Multi-state owners; appraisal
- Executive office
- 4300 W. Cypress St., Tampa
- FL firm license
- W840088
- Licensed in
- Florida plus 16 other states and the U.S. Virgin Islands
Tutwiler publishes a large loss claims page alongside pages for condominium associations, apartment complexes, commercial claims and business interruption. It describes itself as a Florida-based national firm founded in 1984, with Florida offices in Tampa, Orlando and Palm City.
It also offers property insurance appraisal and umpire services, and lists a phone line answered 24 hours a day.
Consider Tutwiler if you own property in Florida and in other states.
publicadjuster.com7. Cloud 9 Claims
Best for: Southwest Florida; coastal and high-rise
- Office
- 4850 Tamiami Trail N, Suite 301, Naples
- FL firm license
- W906894
- Languages
- English, Spanish
Cloud 9 Claims publishes a large loss claims section for major residential and commercial losses and mentions experience with high-rise condominiums, luxury waterfront homes and coastal properties.
It works throughout Florida with location pages for Naples, Sarasota and Tampa, and prints its firm license number on its site.
Consider Cloud 9 if you own a waterfront home or high-rise unit on the Gulf coast.
cloud9claims.com
How the money is released: ACV first, then the holdback
If your policy pays replacement cost, expect it in stages rather than one check. The standard ISO homeowners form (HO 00 03) says the insurer will pay no more than actual cash value until repair or replacement is complete, unless the damage is both under 5% of the building’s insurance and under $2,500. The difference between replacement cost and actual cash value, often called the depreciation holdback, is paid as the work is done.
Florida law sets a floor for homeowners policies. Under s. 627.7011(3)(a), the insurer must initially pay at least the actual cash value of the loss, less the deductible, and pay the remaining amounts needed for repairs as work is performed and expenses are incurred. If a dwelling is a total loss, the statute says the insurer must pay replacement cost without holding back depreciation.
Commercial forms are stricter on timing. The ISO commercial form (CP 00 10) says replacement cost is not paid until the property is actually repaired or replaced, and only if the repair is made as soon as reasonably possible. Both forms let you take actual cash value now and claim the replacement cost difference later if you notify the insurer of your intent within 180 days after the loss. Put that date on the calendar the day of the loss. See ACV vs RCV for how the numbers are built.
Insurance to value and coinsurance
Large losses expose underinsurance. The ISO homeowners form pays full replacement cost only if the building was insured for at least 80% of its full replacement cost at the time of loss; below that, it pays the greater of actual cash value or a proportion of the replacement cost. Commercial policies often carry a coinsurance clause that works the same way: in the ISO CP 00 10 example, an 80% clause on a $250,000 building insured for $100,000 turns a $40,000 loss into a $19,750 payment. On a large loss, the property’s value at the time of loss becomes a number worth documenting as carefully as the damage.
Appraisal: when the fight is about the amount
Both standard forms contain an appraisal clause. Under the ISO homeowners form, if you and the insurer fail to agree on the amount of loss, either may demand appraisal; each side chooses a competent and impartial appraiser within 20 days of a written request, and the appraisers choose an umpire (or ask a judge to appoint one if they cannot agree within 15 days). A decision agreed to by any two sets the amount of loss. Each side pays its own appraiser and splits the umpire and other costs.
Appraisal decides how much, not whether. The ISO commercial form says so directly: after appraisal, the insurer still retains its right to deny the claim. For residential and commercial residential policies, state mediation under s. 627.7015 is available before appraisal; it does not apply to commercial coverages. Read more in when to invoke the appraisal clause.
Deadlines that still apply to big claims
- Notice of a new or reopened claim within 1 year after the date of loss; a supplemental claim within 18 months (s. 627.70132). For hurricanes, the date of loss is the date of landfall.
- The insurer must pay or deny within 60 days after notice (s. 627.70131(7)) on residential claims and on commercial claims where the insured structure is 10,000 square feet or less. The rule does not apply to policies covering nonresidential commercial structures in more than one state.
- The 180-day notice to claim replacement cost after an actual cash value settlement, under the standard forms.
Fees on a large loss
On residential and condominium unit owner policies, s. 626.854(11) caps fees at 10% of claim payments for claims from a Governor-declared emergency during the year after the declaration and 20% otherwise, 20% of new money only on reopened or supplemental claims, nothing on the deductible and 0% on amounts paid or agreed before the contract. It also caps the fee at 1% on any coverage part where the insurer pays or commits in writing to pay the full policy limit within 14 days after the loss or 10 days after the contract, whichever is later. On a total loss, ask whether that rule applies before you sign.
What a public adjuster can and cannot do
A public adjuster prepares, documents and negotiates the property claim, including the estimate, the contents inventory and, on commercial policies, the business income claim. A public adjuster may not give legal advice or handle bodily injury or death claims (s. 626.854(3)). If a large loss is heading to court, or involves injuries, bring in a Florida attorney.
Check the license, then interview
Look up the firm and each adjuster on the Florida DFS licensee search and confirm the firm number is a Public Adjusting Firm license. Use our 12 questions to ask before hiring a public adjuster, and add these for a large loss: Who will write the building estimate, and how will contents and business income be handled? Which outside experts (engineers, accountants) do you expect to need, and who pays? Have you worked an appraisal on a loss this size?
Frequently asked questions
Why did my insurer pay only part of my replacement cost claim?
Standard replacement cost policies pay actual cash value first and release the depreciation holdback as repairs are completed. For Florida homeowners policies, s. 627.7011(3) requires at least actual cash value up front and the remainder as work is performed. A total loss of a dwelling is paid at replacement cost without a holdback.
How long do I have to claim the replacement cost holdback?
Under the standard ISO homeowners and commercial forms, if you settle on an actual cash value basis first, you must notify the insurer within 180 days after the loss that you intend to claim the replacement cost difference. Check your own policy for its deadline.
Can the insurer still deny a claim after appraisal?
Appraisal sets the amount of loss, not coverage. The ISO commercial property form states that if there is an appraisal, the insurer still retains its right to deny the claim.
Do Florida’s public adjuster fee caps apply to a commercial large loss?
The caps in s. 626.854(11) apply, under s. 626.854(19), to residential policies and condominium unit owner policies. On a commercial or association policy the fee is set by the contract.
What happens to the public adjuster fee if the insurer pays the policy limit right away?
On residential and condo unit owner policies, the fee is capped at 1% for any coverage part where the insurer pays or agrees in writing to pay the full policy limit within 14 days after the loss or 10 days after the contract, whichever is later (s. 626.854(11)(b)3.).
Related guides
Sources
- Homeowners 3 Special Form, ISO form HO 00 03 10 00 (sample published by the Insurance Information Institute)
- ISO Building and Personal Property Coverage Form CP 00 10 10 12 (sample, hosted on propertyinsurancecoveragelaw.com)
- Fla. Stat. s. 627.7011 (2026), Homeowners’ policies; offer of replacement cost coverage and law and ordinance coverage
- Fla. Stat. s. 627.70132 (2026), Notice of property insurance claim
- Fla. Stat. s. 627.70131 (2026), Insurer’s duty to acknowledge communications regarding claims; investigation
- Fla. Stat. s. 627.7015 (2026), Alternative procedure for resolution of disputed property insurance claims
- Fla. Stat. s. 626.854 (2026), “Public adjuster” defined; prohibitions
- Florida DFS licensee search
- Capital Claims Group, large residential
- MJL Public Adjusting
- Ask An Adjuster, commercial property claims
- Experienced Public Adjusters, Florida large loss insurance claims
- Tutwiler & Associates, large loss claims
- Cloud 9 Claims, about
Adjusterman LLC, FL DFS Public Adjusting Firm License #W913130 · Michael Klavan, FL DFS Public Adjuster License #P151443. Public adjusters do not provide legal advice.