52 Feb 2012 FLCAJ

ost of the time when the “snowbirds” arrive for their winter stay at a Florida condominium, everything is fine. They unlock the doors, dust off the countertops, open the windows, and begin to enjoy the warm weather of the Sunshine State. But sometimes there’s an unpleasant surprise: a broken pipe that flooded the unit, a leak in the roof that let in the rain and wind, an electrical fire that scorched the walls, or a lightning strike that burned out the appliances.

How Snowbirds Can Avoid Insurance Mistakes with Property Damage Claimsby Dan Odess

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Before picking up the phone to call in an insurance claim, there are certain things that should be done to ensure that you are reimbursed fully for the damage. One of the best steps is to contact a public adjuster, a professional who represents homeowners—as well as con-dominium associations and commercial properties—in dealing with insurance claims. It is important to understand that public adjusters represent you, not your insurance com-pany. A public adjuster will help you file your claim so you don’t make any expensive mistakes and make sure you get a fair and equitable settle-ment. By law, public adjusting firms work on a contingency basis, so there is no upfront cost to the owner.Inspect Your Residence Upon arrival in Florida, it’s very important for snowbirds to conduct a complete inspec-tion of the residence—especially if no one has been in your unit for several months. Some signs of damage may be obvious,

such as black soot from a smoky fire on the living room wall, but others may be subtle, such as rust stains on the baseboards in a bedroom closet. After you unlock the door, be sure that the electricity is on and the air conditioning unit is functioning. If the power has been out for an extended period, or if the AC unit has failed, you could have interior mold damage. If there is dark green or black mold on the walls or ceil-ing, you should stay away from your unit until a professional inspector has examined the mold problem to see if it poses a health hazard. It’s also a good practice on arrival to walk through your unit and be sure the television, stereo, home theater system, and appliances are unplugged and turned off. After all, you don’t want to flip a switch on your circuit breaker and trigger an electrical fire on your first day back. If you have a gas stove or water heater, be sure the gas is off and it’s safe to restart those appliances. Finally, you should contact the condominium management office, and let them know you have returned to your unit. At that time, be sure to ask the manager if there have been any problems that have affected your building—a roof leak, damage to a balcony or terrace, or a lightning strike. Be sure that there has not been any damage elsewhere in the building that could have affected your unit.If There Is Damage If your unit inspection indicates signs of damage, you should imme-diately try to document the evidence. Take plenty of digital photos or videotape that area of your residence. You can also take notes so you have the information right at your fingertips—such as water marks on the baseboards on the north and east walls of the guest bedroom. The more specific you can be, the better. Of course, sometimes the damage is staring you in the face—figuratively speaking—when you walk in the door. The tile floor and carpets might be covered with water or the furniture in the den might be ruined by a leak in the roof. In that case, it’s also important to document the damage right away and call a public adjuster before doing anything else.

54 Feb 2012 FLCAJ

Condominium owners’ insurance policies typically require prompt reporting of a loss in order to collect on a claim. But you may not be able to see the full extent of the damage or know all the facts immediately. While you should comply with your policy, you may want to hire a contractor or other professional to inspect your unit so that you can get a better understanding of the problem and the cost of repairs. When filing a claim, it’s usually a mistake to speculate about when the loss occurred. That’s because an insurance policy usually covers “sudden and accidental” losses rather than chronic problems. Don’t assume that you know when the loss occurred. Tell the insurance claims representative the truth—that your unit was fine when you left and the damage was discov-ered when you returned. Let the insurance company do its own investigation.

To save time in filing a claim and avoid needless hassles, you should always bring a copy of your insurance policies, along with your agent’s phone number, when coming back to Florida. Otherwise, you might have to ask someone to go into your primary home, go through your papers to find the policy, and fax or mail it to you. That can obviously delay filing your damage claim. It’s also a good idea to bring a copy of the policies cover-ing your home “up north,” just in case there’s a problem while you’re in Florida. If your building was dam-aged while you were away, check with the association or board regarding any repair work. You will need this infor-mation in order to file a claim for any related damage to your unit. Because these multiple claim situations can become complex, you should contact a public adjuster for assistance.Protecting Your Residence When the season is over and the snowbirds go north, they should be sure to take the necessary steps to protect their Florida residences and minimize the risk of damage during the off-season. Here are some recommendations:

Put your hurricane shutters in place

Shut off the water to your unit

Keep the power on and set your air conditioning to an optimal temperature to cool and dehumidify your residence during the summer to prevent the growth of mold and mildew

Lock all the doors and turn on your alarm system

Unplug small appli- ances and be sure that

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stoves and gas lines are turned off

Bring in any outdoor furniture for security

Notify the association or property manager that you are leaving and provide your current contact information

Make arrangements with a local handyman or con- tractor to check your unit periodically. Doing so will allow a minor problem, like a leaky faucet, to be fixed before it causes major damage

Monitor your off-season water and electric bills. A sudden jump in the water bill, for instance, could indicate a broken pipe or overflowing toilet. If you make any repairs or do any remodeling to your unit during the off-season, be sure to document that work including your payments to local contractors. That infor-mation will be important if you need to file a claim for damage in the future. As a snowbird, you want to enjoy your time in Florida—not supervise a major construction project. So, be sure to act promptly to any damage found upon arrival, maintain your unit properly while here, and leave your unit secure when you leave. Moreover, if you need to file a claim, be sure to be represented by a licensed public adjuster. That’s the best way to collect on your insurance claim and protect the value of your property. Daniel Odess, GC, PA, is President of East Coast Public Adjusters, Inc., Miami, Florida. For more information, visit www.ecpaclaims.com.