Hurricane Season on the Florida Coast: What Every Homeowner Needs to Know

Florida's hurricane season officially runs June 1 through November 30. If you live in Charlotte County, Punta Gorda, or anywhere along the southwest Gulf Coast, you are in one of the most hurricane-exposed corridors in the country. Hurricanes Ian (2022), Helene (2024), and Milton (2024) made that painfully clear.

This guide covers what to do before the season starts, what to know if a storm approaches, and — critically — what happens to your property and your permits after a storm.

Before Hurricane Season: The Property Checklist

Roof

Your roof is your first line of defense. In Florida, roofs must meet wind load requirements under the Florida Building Code. Before June 1:

Know your roof age. Insurance companies are increasingly refusing to renew policies on roofs older than 15 years. If your roof is approaching that mark, a replacement is worth serious consideration.
Get a wind mitigation inspection. A licensed inspector will document your roof shape, attachment method, and opening protection. A good wind mitigation report can cut your insurance premium significantly.
Check your permit history. If you replaced your roof after a previous storm, make sure the permit was pulled and closed. An open permit will surface when you sell or file a new claim.

Hurricane Shutters and Impact Windows

If you do not have impact windows or shutters, install them before storm season. In Charlotte County and Punta Gorda, you need a permit for:

Hurricane shutter installation
Impact window or door replacement
Garage door replacement with a wind-rated unit

A permitted, wind-rated garage door and impact-rated openings are not just code requirements — they are what stand between your home's interior and catastrophic wind damage.

Generator

Whole-home generators require a permit in Florida. A transfer switch must be installed by a licensed electrician. Do not wait until a storm is approaching — permit processing takes time, and unlicensed generator installations void insurance coverage.

Flood Insurance

Standard homeowners insurance does not cover flood damage. If you are in a FEMA Special Flood Hazard Area (SFHA) — which includes large portions of Punta Gorda near Charlotte Harbor and the Peace River — you need a separate flood insurance policy through the National Flood Insurance Program (NFIP) or a private carrier.

Evacuation Zones: Know Yours Before You Need It

Charlotte County uses an A through E evacuation zone system, with Zone A being the highest risk and Zone E being lowest.

Zone A: Mandatory evacuation for all major storms. Includes most of the Punta Gorda waterfront, Charlotte Harbor Cove, and barrier island areas.
Zone B: Evacuation ordered for Category 3+ storms.
Zone C–E: Evacuation ordered for stronger or larger storms.

Do not wait for a mandatory evacuation order if you are in Zone A. Storm surge moves faster than most people expect, and roads flood quickly.

Look up your zone at the Charlotte County Emergency Management website or call 941-833-4000.

If a Storm Is Approaching

72 hours out:

Fill vehicle gas tanks and withdraw cash
Board or shutter all openings
Secure outdoor furniture, equipment, and propane tanks
Take timestamped photos and video of every room in your home

24 hours out:

Shut off propane tanks
Fill bathtubs with water for sanitation use
Know your shelter location if evacuating
Move important documents to a waterproof container

After the Storm: What Happens to Your Property

Document Before You Touch Anything

Before any cleanup, photograph or video every piece of damage. Date-stamp everything. This documentation is your evidence for insurance claims, FEMA assistance, and contractor estimates.

The FEMA 50% Rule

If your home is in a FEMA flood zone and the damage exceeds 50% of the structure's market value, your local building department must classify it as substantially damaged. This triggers a requirement to bring the entire structure into current flood code compliance before repairs can begin — including elevating the structure to current Base Flood Elevation.

For many homeowners, this is the most financially devastating aspect of a major storm. It is also the least understood.

Read our full guide to the FEMA 50% Rule →

Permits Are Required for Storm Repairs

After a storm, permits are required for roof replacement, structural repairs, electrical repairs, HVAC replacement, and window and door replacement. Charlotte County and Punta Gorda have specific Hurricane Damage Permit Applications for post-storm work.

Unpermitted storm repairs — even if the work is done correctly — will surface during your next insurance renewal, home sale, or future permit application.

Get your hurricane damage permit packet →