After Hurricane Isaias
Under Contract When Isaias Hit? What Happens to Your Home Sale Now
First, I hope you and your family are safe. If you were buying or selling a home in Fort Walton Beach, Destin or nearby when the storm came through, here's what your contract says and what to do next.
Fort Walton Beach · Destin · Okaloosa Island · Navarre · Mary Esther · Niceville
Is my home sale still on after the hurricane?
In most cases, yes. A hurricane doesn't automatically cancel a Florida real estate contract. Most local sales are written on the standard Florida Realtors/Florida Bar contract, which already spells out what happens if a home is damaged before closing and how deadlines shift when a storm gets in the way.
Expect some delays over the next week or two while insurance companies, lenders and inspectors catch up. The best thing you can do today is document the home's condition and stay in close contact with your agent.
If the Home Was Damaged
How the "Risk of Loss" Clause Works
Until closing, the home is the seller's responsibility. If it's damaged, the standard contract compares the repair cost to 1.5% of the purchase price. On a $375,000 home, that line is $5,625.
Repairs at or Under 1.5%
The Seller Fixes It and the Sale Moves Forward
- Think a few missing shingles, a damaged fence or a broken pool screen.
- The seller makes the repairs, and the buyer can't cancel just because the damage happened.
- If repairs can't be finished in time, money can be held in escrow at closing to complete them.
Repairs Over 1.5%
The Buyer Gets to Choose
- Think significant roof damage, water intrusion or a downed tree on the house.
- The buyer can cancel and get their deposit back.
- Or the buyer can move forward and buy the home as-is under the terms the contract provides.
Every contract is a little different, especially if yours was written "as is" or has added terms. Have your agent walk you through your exact paragraph, and talk to a real estate attorney if anything is unclear.
If Your Closing Is Coming Up
Why Closings Get Pushed Back After a Hurricane
Storm delays are built into the contract
The standard contract's force majeure clause covers hurricanes. If the storm actually keeps someone from performing, deadlines extend for a reasonable time, up to seven days after the problem ends. If it drags on more than 30 days past the scheduled closing, either side can cancel and the buyer's deposit is returned.
Insurance companies pause new policies during storms
Insurers usually stop writing new homeowners policies while a hurricane watch or warning is in effect. Once they start again, some will ask for photos or an inspection to confirm the home wasn't damaged before they'll issue coverage. Buyers can't close with a mortgage until their policy is in place.
Lenders may want a fresh look at the home
After a major storm, many lenders ask for a re-inspection confirming the home is still in the same condition before they fund the loan. Your lender will let you know if yours needs one.
Power, roads and offices need time
Title companies, inspectors and appraisers are dealing with the same outages and cleanup we all are. A few days of patience now usually saves a lot of stress later.
What to Do Today
If You're Selling
- Take date-stamped photos and video of every room, the roof and the yard, even if nothing looks wrong.
- Tell your agent right away about any damage, so the buyer hears it from you first.
- Call your insurance company and start a claim if there's damage.
- Prevent more damage with tarps or boarded windows, and keep every receipt.
- Get written repair estimates from licensed contractors only. You can check a license at myfloridalicense.com.
- Don't sign anything from a contractor who shows up unannounced.
If You're Buying
- Ask your agent to request a written update on the home's condition from the seller.
- Plan a re-inspection or extra walk-through before closing.
- Call your insurance agent to confirm your policy can still be issued on time.
- Check in with your lender about any re-inspection they'll require.
- Don't skip the final walk-through, even if you're short on time.
- Keep copies of every update and agreement in writing.
At the Walk-Through
Storm Damage That's Easy to Miss
| Check | What to Look For |
|---|---|
| Roof & ceilings | Missing or lifted shingles, fresh ceiling stains, damp attic insulation. |
| Windows & doors | Water at the sills, swollen trim, doors that suddenly stick. |
| Floors & baseboards | Soft spots, warped flooring or a musty smell, all signs water got in. |
| A/C & electrical | An outdoor unit that shifted or took on water, breakers that keep tripping. |
| Outside | Fence and pool cage damage, leaning trees, standing water near the foundation, and docks or seawalls on waterfront homes. |
Don't Have an Agent Yet?
Selling a House With Hurricane Damage in Fort Walton Beach or Destin
Everything above is for people already under contract. But if you were getting ready to sell when Isaias hit and you aren't working with an agent right now, your situation is different, and you have more options than you might think.
Planning to List
You Were About to Put It on the Market
You don't have to finish every repair before selling. We can compare what your home could bring repaired versus as-is, factor in your insurance claim and decide which repairs are worth making first.
For Sale by Owner
You Were Selling It Yourself
Storm damage makes disclosures, repair negotiations and buyer insurance much more complicated. If you'd like help pricing and marketing a home that took damage, it's a good time to get a second opinion.
Expired Listing
Your Listing Ended and Now There's Damage
If your home didn't sell and the listing has expired, the storm doesn't have to set you back further. A fresh plan can account for the repairs, the insurance claim and the right price. Why homes don't sell the first time →
Ready to Sell As-Is
You'd Rather Not Take On the Repairs
Some buyers are happy to take on storm repairs. Before accepting a quick cash offer from someone knocking on doors, get a clear picture of your home's value. See how selling as-is works →
If You Don't Have an Agent, I'm Happy to Help
I'll come look at the damage, walk through your options and give you an honest number, repaired and as-is. No pressure.
If you're already working with an agent, please reach out to them first.
Good Questions
Hurricane and Home Sale FAQ
What happens if a house is damaged by a hurricane before closing in Florida?
Under the standard Florida contract, the seller is responsible for the home until closing. If repairs cost 1.5% of the price or less, the seller makes them and the sale continues. If they cost more, the buyer can cancel and get their deposit back or choose to move forward.
Check your specific contract with your agent, since terms can vary.
Can a buyer back out of a contract because of a hurricane?
Not just because a storm happened. A buyer can usually cancel if the home has major damage over the contract's threshold, or if the storm keeps the sale from closing for more than 30 days past the scheduled closing date.
Why can't I get homeowners insurance right after a hurricane?
Insurers typically pause new policies while a storm watch or warning is active. Once they start writing again, they may ask for photos or an inspection to confirm the home is undamaged. It usually clears up within days, but it can push a closing back a little.
How much is my hurricane deductible?
In Florida it's often 2% to 5% of your home's insured value, or a flat dollar amount. You'll find it on your policy's declarations page. It applies from the time a hurricane watch or warning is issued for any part of Florida until 72 hours after the last one ends.
Should I sell my house as-is after hurricane damage?
It depends on the damage, your insurance payout and how fast you need to move. Compare what the home could sell for repaired and as-is before deciding, and be cautious with unsolicited cash offers right after a storm.
Can I still sell my house for sale by owner after hurricane damage?
Yes, but it gets more complicated. You'll need to disclose the damage, buyers may struggle to get insurance until repairs are made, and pricing a damaged home is tricky.
Many owners in this spot get a professional opinion on value and repairs before deciding how to move forward.
My listing expired and my house now has storm damage. What should I do?
Start by documenting the damage and filing an insurance claim if needed. Then get a fresh look at pricing, since the right plan now depends on the repairs, your claim and your timeline.
An expired listing plus storm damage isn't a dead end. It just needs a new strategy.
Helpful Storm Recovery Resources
- Florida insurance consumer helpline: 1-877-693-5236 (1-877-MY-FL-CFO)
- FEMA: 1-800-621-3362 or DisasterAssistance.gov
- State Assistance Information Line: 1-800-342-3557
- Local shelters and supplies: floridadisaster.org/counties
- Okaloosa County updates: myokaloosa.com
Your Next Step
Start With Your Agent
If you're under contract, your real estate agent is your best first call. They know your contract, your deadlines and the other side of the deal, and they can bring in their managing broker if a question needs a second set of eyes.
- Your agent and their broker: contract terms, repair requests, deadlines and any changes to closing.
- Your lender: re-inspections, rate locks and what's needed before funding.
- Your insurance agent: damage claims, your deductible and getting a new policy issued.
- Your title company or closing attorney: a new closing date and how repair money is handled at closing.
- A Florida real estate attorney: legal questions about your rights under the contract.
Updated October 10, 2026. This article is general information, not legal or insurance advice. Contract terms vary, so review your specific contract with your agent or a Florida real estate attorney, and your policy with your insurance agent. Nicole McGowan, REALTOR®, CENTURY 21 Wimco Realty, Inc.
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