Selling your Fort Myers home between June and November can feel like negotiating with the weather. You want a smooth sale, strong offers, and a timely closing, yet storms can inject uncertainty into every step. You are not powerless. With the right plan, you can protect your leverage, keep buyers confident, and close on schedule.
Below is a clear game plan for listing and closing during storm season in Lee County. You will see what to prepare, how to handle timelines and contingencies, and the exact communication rhythm that calms buyers and lenders. Let’s dive in.
Know the season and the stakes
Hurricane season in the Atlantic runs from June 1 to November 30, with peak risk from August to October. In Lee County, Hurricane Ian in September 2022 showed how quickly insurance, contractor availability, permitting, and buyer sentiment can shift after a major landfall. Understanding this context helps you move first and stay in control.
Insurers in Florida’s coastal markets often tighten underwriting standards, raise premiums, and request more documentation during and after storms. Citizens Property Insurance can serve as a backstop, but availability and underwriting vary by carrier and ZIP code. The Florida Building Code’s post-Andrew updates also matter. Evidence of code-compliant upgrades and properly permitted repairs can influence both insurance pricing and buyer confidence.
Pre-listing steps that protect leverage
Before you hit the market in storm season, assemble a clean, verifiable file. This reduces friction if weather interrupts your timeline.
- Gather roof age records and any past roof repair documentation.
- Pull a wind mitigation report and, for older homes, a 4-point inspection if available. The standard wind mitigation form is the Florida 1802.
- Collect permits and final inspection sign-offs for prior work.
- Compile prior insurance claim history, if available.
- Capture clear, recent interior and exterior photos as a baseline.
- Create a contact list for licensed roofing and structural contractors, your insurance agent, and your title officer.
Also discuss timing. You do not need to avoid selling during peak months, but you should plan timelines with potential inspection backlogs and insurer response times in mind. Your strategy should include contingency buffers for lending, insurance binding, and closing.
If a storm hits before you accept an offer
Move quickly, document everything, and communicate with precision.
First 0–48 hours
- Prioritize safety, then secure the property with tarps or boarding if needed.
- Take date-stamped photos and video of all affected areas.
- Notify your listing agent and update the MLS if required.
48 hours–14 days
- Order assessments from qualified inspectors or contractors.
- Decide if showings should pause if damage is material.
- Share concise updates with interested buyers, including next steps and scheduled inspections.
Use licensed contractors and obtain permits where required by the City of Fort Myers or Lee County. Unpermitted work can create claim and title complications later.
If a storm hits while under contract
Your goal is to meet lender, insurance, and title requirements without inviting unnecessary renegotiation.
0–72 hours
- Notify the buyer’s agent, lender, title company, and insurance contacts.
- Confirm whether inspection, financing, and insurance contingency deadlines will be extended.
- Begin a damage log with dated photos and notes of all calls and appointments.
3–14 days
- Schedule the insurer’s adjuster and licensed trade inspections. Expect backlogs.
- Provide buyers with factual, time-stamped updates and next scheduled actions.
- Begin mitigation work as needed and keep receipts.
14–45+ days
- Finalize the insurer’s scope and contractor schedules.
- Submit permits and track inspections.
- If repairs cannot be completed before closing, discuss escrow holdbacks or closing extensions with the buyer’s team and your brokerage counsel.
Lenders will require an active insurance binder at closing. If damage occurs, underwriting may pause until inspections or repairs are complete. Flood insurance is separate from homeowner coverage and carries its own rules and timelines. Your title and closing team will also confirm that the property is insurable in its present condition.
Contingencies that keep deals moving
You do not need legal wording here, just the concepts to cover with your agent and counsel.
- Post-storm inspection right. Confirm the buyer’s right to inspect or re-inspect after a named storm within a defined timeframe.
- Repair vs credit thresholds. Predefine what qualifies as cosmetic vs structural and when you will repair, credit, or allow termination.
- Time extensions. Build an automatic extension to inspection and closing deadlines if a named storm affects the property, with both sides agreeing to act in good faith.
- Escrow holdbacks. Establish a mechanism to escrow funds for agreed repairs, tied to permits, licensed contractors, and final inspections.
- Force majeure and risk of loss. Clarify who bears risk after contract acceptance per Florida law and local forms.
These tools reduce ambiguity and preserve your negotiating position by setting expectations ahead of time.
Repair now, credit, or close then repair
Use a clear decision matrix to balance time, leverage, and lender needs.
- Small, cosmetic damage. Repair pre-closing if it can be done quickly and properly. Quick wins support buyer confidence.
- Roof or structural damage. Expect lender and insurer scrutiny. Many loans will require repair before closing or a verified escrow holdback with a contractor commitment.
- Mold or water intrusion. Plan for professional remediation and possible air quality testing. Documentation and licensed work are essential.
- Insurance claims. File promptly if damage occurred. Keep claim numbers, adjuster details, and written scopes on file.
In Florida, insurers typically expect licensed, permitted repairs. Always verify contractor licensing through the state and follow local permitting rules to avoid claim issues.
Communication that calms buyers
Your tone should be factual, concise, and timely. The right cadence preserves trust and reduces the urge to renegotiate.
Immediate 24–72 hours after impact
- Who to notify: your listing agent, buyer’s agent, lender contact, title officer, insurance carrier, and property manager if applicable.
- What to send: a short summary of known damage, dated photos and video, mitigation steps taken, and the next scheduled actions.
Ongoing cadence for active escrows
- Days 1–7: daily or every other day updates with photos and confirmed inspection or adjuster appointments.
- Weeks 2–4: twice-weekly updates covering adjuster findings, contractor scopes, permits filed, and likely timelines.
- After repair plan: weekly updates until sign-offs. Share final certificates, receipts, and insurer confirmations.
Share vs keep internal
- Share: dated visuals, signed contractor scopes and estimates, permit filings, claim numbers, and inspection reports like wind mitigation, roof certifications, and 4-point when available.
- Keep internal: your negotiation strategy, reserve amounts for repairs, and bottom lines. Discuss these directly with your agent.
Closing checklist after a storm
Prepare to hand buyers a clean file that satisfies lender and title requirements.
- Final invoices and paid receipts from licensed contractors, including license numbers.
- Final permits and inspection sign-offs from the City or County.
- Updated wind mitigation and roof certification reports, if required.
- Insurance binder or declarations page effective at or before closing.
- Claim documentation, including adjuster reports and any supplements.
A tidy, verifiable closing package removes doubts and speeds funding.
Local resources to know
- Lee County Emergency Management for current emergency and recovery guidance.
- City of Fort Myers Building and Permitting for repair permits and inspections.
- Florida Division of Emergency Management and FEMA for mitigation and recovery best practices.
- Florida Office of Insurance Regulation and Citizens Property Insurance for insurance guidelines.
- Florida Realtors and the National Association of Realtors for contract forms and recommended clauses.
- Florida DBPR for contractor licensing lookup.
Use these to validate requirements and locate verified contacts during high-demand periods.
How Abreu Group helps you win in storm season
You can sell with confidence in storm season when you pair preparation with precise execution. Our team focuses on documentation, clear timelines, and proactive communication with lenders, insurers, contractors, and title. We help you structure contingencies, secure the right inspections, and manage repairs or holdbacks so you preserve leverage and keep closing on track.
When you are ready to list in Fort Myers, we tailor a plan that fits your risk tolerance and timeline, from pre-listing prep through final sign-offs. Schedule a Private Consultation with the Abreu Group to craft your storm-season strategy with care and confidence.
FAQs
When is hurricane season in Fort Myers?
- The Atlantic hurricane season runs June 1 to November 30, with peak activity from August to October.
How do storms affect insurance for a buyer’s loan?
- Lenders require an active insurance binder at closing; storm damage can delay underwriting until inspections or repairs are complete, and flood insurance is separate.
What inspections do buyers request after a storm?
- Common requests include re-inspection, roof certifications, wind mitigation, 4-point for older homes, mold or air quality testing, and structural or engineering reviews.
Can we close if repairs are not finished?
- Sometimes, with lender approval and an escrow holdback tied to permits, licensed contractors, and final inspections, but some loans require full repair before funding.
Do I have to disclose prior storm damage?
- Yes, Florida requires disclosure of known material defects and known previous storm damage or repairs; consult your agent and, if needed, legal counsel for specific forms.
Should I avoid listing during peak months?
- Not necessarily; instead, build realistic timelines, add clear contingency language, assemble documentation early, and plan for inspection and permitting backlogs.
