Standard homeowners and dwelling policies exclude flood, so flood is written separately, either through the National Flood Insurance Program (NFIP) or a private flood carrier. Under the NFIP, a home can be insured for up to $250,000 on the building and $100,000 on contents, renters can buy contents-only coverage up to $100,000, and non-residential buildings can get up to $500,000 each for building and contents. Most NFIP policies start after a 30-day wait. FEMA lists exceptions, including no wait when the policy is bought in connection with making, increasing, extending or renewing a mortgage loan. NFIP policies are sold by licensed property and casualty agents who contract with a Write Your Own carrier or NFIP Direct, and FEMA says the coverage is the same whoever writes it. Private flood carriers can offer higher building limits, replacement cost on contents, additional living expenses and shorter waiting periods, and some write excess flood above an NFIP policy. Private appetite depends on flood zone, elevation and distance to water, foundation type, prior flood losses and the carrier's own modeling. Flood is hard to place for repetitive-loss properties, homes below base flood elevation in high-risk zones, and high-value homes that need more than NFIP limits. FEMA says homes and businesses in high-risk flood areas with mortgages from government-backed lenders are required to carry flood insurance. Agencies quote NFIP and private flood on flood carrier portals, many of which return a quote from an address, and through comparative raters that list flood among their lines.
Carriers with published appetite
From each carrier's own public appetite guide or product pages. Appetite changes: confirm with the carrier before you submit.
Homeowners — Foremost Flood is NFIP (FEMA) coverage, Standard and Preferred policies, for single-family homes, condo owners and associations, renters (contents only), mobile and manufactured homes and commercial buildings. NFIP limits apply: $250K building and $100K contents for 1-4 family. No private flood product is listed (Flood agent page, Oct 2026).
Homeowners — Primary residential flood built around the NFIP form, which can supplement or fully replace NFIP coverage. Building limit raised to $15M in June 2026 (previously $7M), and outdoor trees, shrubs and plants are covered up to $2,500. Residential was 88% of premium in force at year-end 2025 (Neptune press release, June 25, 2026; Neptune Form 10-K for FY2025).
Homeowners — Residential excess flood over a full NFIP policy: building $50K to $4M and contents $10K to $500K above NFIP limits, $0 deductible, 10-day waiting period with no wait on real estate closings, minimum earned premiums. Optional temporary living expenses, basement contents, unattached structures, pool repair and loss of rental income. Available in 49 states and DC (Neptune Excess Flood sheet, rev. 04/25).
Homeowners · AL, AZ, CA, CO, FL, GA, IL, MS, NC, OH, SC — Private residential flood, standalone or embedded in a homeowners policy: 10-day waiting period, no wait at closing, no elevation certificate requirement and automatic replacement cost. In California, building up to $1M in zones X, A and V, built to meet FNMA and FMAC requirements (Orion180 Form S-1, 2026; California flood launch, Aug 4, 2026; All States page, Oct 2026).
Homeowners — NFIP structure and contents coverage for homes and businesses in all 50 states. Selective has been a Write Your Own carrier since 1984 and says it is the fourth-largest WYO carrier. NFIP policies typically take 30 days to take effect (Flood Insurance page, Oct 2026).
Quote it through: Tarmika Bridge, or the carrier portal
Homeowners — NFIP policies in all flood zones and for all building types, including basements, enclosures, slab and crawlspace: residential building up to $250K and contents up to $100K. Wright Excess sits on top of the NFIP with building up to $1.75M and contents up to $100K, in 41 states, subject to underwriting guidelines (Wright Flood Property Owners page and homepage, Oct 2026).
Homeowners · AL, CA, CT, FL, GA, HI, LA, MD, MA, MI, MS, NJ, NY, NC, OH, OR, PA, SC, TN, TX, VA, WA — FocusFlood (Lloyd's of London) private primary residential flood: dwelling up to $5M and contents up to $250K, one deductible for both, 7-day waiting period for non-loan closings (Wright Flood: FocusFlood now available in 22 states, July 2026).
Homeowners · CA, FL, GA, LA, MI, NJ, NY, NC, OR, SC, TX, VA — Berkshire Hathaway Specialty private flood for single-family homes and residential multi-family dwellings up to four units: dwelling up to $2M and contents up to $250K, single deductible, no distance-to-coast restrictions, automatic replacement cost on dwelling and personal property, 7-day waiting period for non-loan closings. Optional basement contents, pool and loss of use. WA, PA and MD listed as coming in 2026 (Wright Flood: BHSI private flood announcement, July 2026).
Condo — NFIP coverage for condo unit owners (residential contents up to $100K) and a Residential Condominium Building Association Policy for condo buildings, available in all 50 states in NFIP-participating communities (Wright Flood Property Owners page, Oct 2026).
Renters — NFIP contents-only coverage for renters, up to $100K of residential personal property, in all flood zones (Wright Flood Property Owners page, Oct 2026).
Before you submit
- Property address, flood zone and an elevation certificate if one exists
- Foundation type, number of floors, and whether there is a basement or enclosure
- Building replacement cost and contents value
- Prior flood losses and any FEMA disaster assistance received
- Lender requirements and the closing date if tied to a purchase or refinance
- Current NFIP declarations page if the client is switching to private flood
Sources
- FloodSmart: Buy a flood insurance policy (limits and waiting periods)
- FEMA NFIP: Media toolkit brochure (July 2025)
- FEMA: Flood insurance
- FloodSmart for agents: Become a flood insurance agent
- FloodSmart: Write Your Own flood insurance company list
Updated Oct 30, 2026