Own a place in Lauderdale-by-the-Sea but live out of town most of the year? You want it cared for, insured correctly, and compliant if you rent it. With coastal risk, evolving insurance rules, and local licensing, a simple checklist can save you real money and stress. This guide breaks down exactly what to set up and when so your second home stays protected and ready for you. Let’s dive in.
LBTS risks at a glance
Lauderdale-by-the-Sea sits along a barrier-island corridor where certain parcels carry higher flood risk. The Town highlights that properties generally east of the Coastal Construction Line, roughly east of El Mar Drive, and those along the Intracoastal or canals, are often in Special Flood Hazard Areas. Start by confirming your address on the Town’s flood resources and Broward’s interactive FIRM map.
- Check your flood zone and base flood elevation on the Town’s Flood Hazard & Maps page: Town flood resources
- Verify your regulatory flood zone using Broward’s updated FEMA maps, effective July 31, 2024: Broward Flood Zone Maps
Regional sea-level rise planning also informs long-term resilience and value. Planners use unified guidance from the Southeast Florida Regional Climate Change Compact. Keep seasonal timing in mind too. The Atlantic hurricane season runs June 1 to November 30, according to NOAA.
Insurance you actually need
Homeowners, wind, and market reality
Standard homeowners policies typically exclude flood. Along the coast, carriers may split wind from other perils, and some owners turn to Citizens as a last-resort option when private carriers will not write the risk. Market conditions have been shifting as private participation improves, but pricing still reflects coastal exposure. See recent context from Florida Realtors.
Flood insurance and timing
If your LBTS home is in a Special Flood Hazard Area and you have a mortgage from a federally regulated lender, flood insurance is usually required. Even if it is not required, it is strongly recommended for coastal properties because homeowners policies exclude flood losses. NFIP policies, sold through agents, typically have a 30-day waiting period before new coverage starts. Plan ahead using FloodSmart’s policy terms. Private flood options may be available depending on your address, so compare quotes.
Wind-mitigation credits you can earn
Florida carriers use the Uniform Mitigation Verification Inspection to document features that can lower premiums. Impact-rated windows or shutters, roof-to-wall straps, a modern roof installed to code, and secondary water resistance can all help. Schedule an inspection and file the form with your carrier. Learn how credits work from the Florida Office of Insurance Regulation wind-mitigation resources.
Home watch that actually works
What a visit should cover
A good home-watch service performs scheduled walk-throughs and sends photo reports. Inside, they check HVAC operation, cycle water, look for stains or leaks, test detectors, and secure doors and windows. Outside, they review the roof from the ground, scan for storm or pest damage, verify pool and irrigation, and collect mail.
Frequency and cost ranges
Choose visit cadence based on risk and use. Monthly or twice monthly can work off season, while weekly is common in hurricane season or during active rentals. Pricing ranges from basic per-visit checks to concierge packages with vendor coordination. Get written scopes and local quotes so you only pay for what you need.
Vetting your provider
Florida does not license “home watch” statewide, so your due diligence matters. Require proof of insurance, ask for references, confirm photo and GPS-verified reports, and define emergency spending limits in writing. For a helpful checklist, see the Florida Home Watch Association’s vetting tips.
Short-term rental rules in LBTS
Licensing and inspections before you advertise
If you plan to rent for short stays, the Town requires a Business Tax Receipt plus a vacation or short-term rental application and inspections. Apply and pass all required reviews before advertising. Start here: LBTS Starting a Business.
Taxes you must collect and remit
For rentals of six months or less in Broward County, you must collect the 6 percent Tourist Development Tax and the 6 percent Florida sales tax, plus any local discretionary surtax. Register, file on time, and keep records. Learn more on the Broward Tourist Development Tax page. Some platforms may remit certain taxes for you, but you are still responsible for registration and compliance.
Insurance for rental use
Short-term rentals often require policy endorsements beyond a standard homeowners policy. Ask your agent about landlord or vacation-rental liability coverage and confirm your policy allows transient occupancy. The market is evolving, so review terms carefully and compare options using context from Florida Realtors.
Your seasonal playbook
Before you buy
- Confirm your flood zone and base flood elevation using Town and County maps.
- Request the seller’s wind-mitigation report and any 4-point inspection, plus claim history.
- If you plan to rent, review Town licensing steps and timelines early.
After closing
- Purchase or renew NFIP flood insurance well before hurricane season because of the 30-day wait for new policies.
- Order a wind-mitigation inspection and submit the form to your carrier for potential credits.
- Sign a home-watch agreement that sets visit frequency, reporting, emergency spend limits, and storm protocols. Collect certificates of insurance from the provider and key vendors.
Hurricane-season routine
- By May: confirm policy renewals, verify mitigation credits on file, and line up storm-season availability with your home-watch team.
- When a storm threatens: close shutters, secure outdoor items, stop irrigation, set pool controls, and photograph conditions for potential claims. Ensure an authorized local contact can access the property.
- After the storm: request an immediate assessment with photos, make temporary repairs, and notify your insurer promptly.
Annual maintenance essentials
- Roof and gutter servicing, plus a permit history check for recent roof work.
- HVAC service and condensate-line cleaning to prevent leaks and mold in a vacant home.
- Pool equipment checks, landscaping, and pest control on a scheduled plan.
- Security system testing and a designated local contact who can respond 24/7.
Ready to enjoy your LBTS home
You deserve a second home that is worry-free, well-insured, and rental-ready if you choose. If you want a local plan tailored to your condo or waterfront home, reach out. Amie Balchunas can help you confirm flood zones, align insurance timing, coordinate trusted local vendors, and position your property for stress-free use or rental.
FAQs
Do I need flood insurance for a second home in Lauderdale-by-the-Sea?
- If your lender requires it, you must carry it, and it is strongly recommended for coastal properties because homeowners policies exclude flood losses. Check NFIP basics on FloodSmart.
How far in advance should I buy NFIP flood insurance in Florida?
- Plan at least 30 days ahead because most new NFIP policies have a 30-day waiting period before coverage begins.
How do wind-mitigation inspections lower premiums in Broward?
- Documented features like impact windows, shutters, roof-to-wall straps, and a modern roof can earn credits when submitted on Florida’s mitigation form. See the OIR guidance.
Is short-term renting legal in Lauderdale-by-the-Sea?
- Yes, with compliance. The Town requires a Business Tax Receipt, vacation rental registration, and inspections before advertising. Start with LBTS Development Services.
What taxes apply to LBTS vacation rentals under six months?
- You must collect the 6 percent Broward Tourist Development Tax and the 6 percent Florida sales tax, plus any local discretionary surtax. See county details on the Tourist Development Tax page.
