You love Pelican Bay for the beach, the boardwalks, and the easy coastal lifestyle. But when hurricane season arrives, the way you prepare depends on whether you own a condo or a villa. Each has different responsibilities, insurance needs, and timelines. In this guide, you’ll learn the key differences, the exact checklists to follow, and the local resources to use before, during, and after a storm. Let’s dive in.
What hurricane risk looks like in Pelican Bay
Pelican Bay sits on the Gulf in North Naples, so surge, flooding, and wind all matter. Collier County adopted new coastal flood maps effective February 8, 2024, which now guide permitting and insurance decisions. Confirm your property’s current flood zone using the county’s 2024 map resource and keep it on file for planning. Check your address on the county evacuation-zone tool and remember the local approach: run from water and hide from wind when you are not in a surge zone.
- Review the Pelican Bay community structure and association coordination through the Pelican Bay Foundation.
- See the updated county flood maps and DFIRM info on Collier County’s 2024 coastal flood map page.
- Confirm your evacuation zone and alerts on Collier County Emergency Management’s assistance page.
Condo vs. villa: who handles what
Ownership and insurance basics
- Condo units: You typically own “walls‑in,” while the association’s master policy covers the building exterior, roofs, and common elements. Florida condominium law explains the split between association and unit owner responsibilities, including items often excluded from the master policy and left to owners. Review your declaration and the master policy before storm season.
- Reference: Florida Statute Chapter 718.111
- Villas: Ownership can be fee‑simple or part of a condo regime. If fee‑simple within an HOA, you are more likely responsible for exterior elements such as the roof, garage door, and yard. Insurance forms differ too: many villa owners carry HO‑3 or HO‑5, while condo owners carry HO‑6.
- Reference: Condo vs. townhouse insurance differences
Systems that drive your checklist
- Roof and exterior: Associations generally manage condo roofs and common exteriors. Fee‑simple villa owners are often responsible for maintenance and upgrades. Bringing attachments and coverings up to Florida Building Code standards can reduce risk and may help with insurance pricing. See mitigation direction in Florida law 553.844.
- Openings: Impact‑rated windows or shutters are critical along the coast. Associations often set standards for condos. Confirm what your board requires before you buy or upgrade. See windstorm loss mitigation guidance in 553.844.
- Garage doors: A weak garage door can fail and pressurize your home. Villa owners with attached garages should reinforce or replace doors to wind‑rated standards. If condo garages are common elements, your association may manage them. Learn more about pressure‑rated doors from the Building America resource guide.
- Flood exposure and utilities: Ground floors near bays and estuaries face surge and flood risk. Elevate mechanicals where practical and understand your building’s elevation and flood zone via Collier County flood resources.
Your Pelican Bay prep checklists
Essentials for all owners
- Confirm your flood and evacuation zones using the county tool and set your family evacuation plan now. Sign up for local alerts.
- Buy flood insurance well before you need it. NFIP policies usually have a 30‑day waiting period before coverage starts, so do not wait for a storm forecast. See the rule on FloodSmart’s policy terms.
- Document your home and contents with photos and video. Save digital copies of policies, inventories, and key contacts offsite.
If you own a condo unit
- Pre‑season
- Confirm your association’s emergency plan, communication process, and who approves shutter or boarding decisions. Review the master insurance certificate and deductible details so you know your exposure under Chapter 718.111.
- Carry a condo policy (HO‑6) that coordinates with the master policy. Consider loss‑assessment coverage to help with your share of a master deductible or special assessment if allowed by your documents.
- If on a ground or easily flooded level, raise valuables off the floor and elevate interior mechanicals where practical.
- Immediate pre‑storm
- Bring in or secure balcony items. Close and lock shutters or impact windows per association rules. Do not rely on tape.
- If your building has a generator or continuity plan, confirm how access and fuel will be managed and how updates will be shared.
- After the storm
- Follow the association’s reentry instructions. Photograph your unit immediately and report damage to both management and your insurer. Keep all receipts.
If you own a villa
- Pre‑season
- Inspect your roof and roof‑to‑wall connections. Upgrade to current Florida Building Code methods where practical. Trim trees and secure yard items. Review wind‑borne debris protection requirements in 553.844.
- Strengthen or replace non‑rated garage doors with wind‑rated assemblies. See best practices for garage door pressure ratings from Building America’s guide.
- If flood‑exposed, consider elevating HVAC, water heaters, and electrical panels and consult Collier County flood resources.
- Immediate pre‑storm
- Lock or brace garage doors. Deploy shutters or secure impact windows. Move vehicles to higher ground if advised by county alerts.
- Unplug small electronics and secure propane tanks.
- After the storm
- Inspect the roof and ceilings for water entry. Photograph everything before cleanup. Coordinate with your HOA for debris guidance and communications.
Insurance, assessments and recovery steps
- Condos: The association’s master policy typically covers the building and common elements as defined by your declaration, while interior finishes and personal property are often yours to insure. Know the master policy deductible and whether the board can levy special assessments after a loss. See the framework in Florida Statute 718.111.
- Villas: Fee‑simple owners often carry HO‑3 or HO‑5 policies and are responsible for exterior elements unless your HOA documents state otherwise. Check your declarations and master policy language. Learn the differences in forms at TruStage’s insurance overview.
- Flood insurance: Standard home and condo policies do not include flood. NFIP policies usually have a 30‑day waiting period, so plan ahead. See FloodSmart’s policy terms.
- Documentation: Photograph your home before and after any storm, keep receipts for mitigation and temporary housing, and report claims promptly. Follow your association’s process if common elements are involved.
Smart upgrades that reduce risk
- Impact‑rated windows and doors or permanent shutters that meet Florida Building Code guidance. See mitigation direction in 553.844.
- Wind‑rated garage doors with proper bracing for attached garages, as outlined in the Building America guide.
- Roof improvements, including better fastening, secondary water resistance, and compliant coverings.
- Elevation or floodproofing of utilities and finishes in vulnerable ground‑level areas, informed by Collier County flood resources.
Local resources to save and share
- Pelican Bay Foundation for community plans, rules, and association contacts: pelicanbay.org
- Collier County 2024 coastal flood maps and DFIRM updates: collier.gov flood map resource
- Evacuation zones, shelters, and alerts: Collier County Emergency Management
Your property and peace of mind are worth a thoughtful plan. If you are weighing a condo versus a villa in Pelican Bay, or you want to understand how preparedness, insurance, and association rules affect value, let’s talk. Connect with Chad Long for neighborhood‑specific guidance and a clear plan for your next move.
FAQs
Do Pelican Bay condo owners have flood coverage under the association policy?
- No. Flood is separate from standard property policies. Confirm any association flood coverage and consider your own NFIP or private flood policy. Review the 30‑day waiting rule on FloodSmart.
If a condo roof or exterior is damaged in a hurricane, who pays?
- The association’s master policy usually covers common elements and the building as defined by the declaration, while owners may be responsible for excluded interior items or assessments. See Florida Statute 718.111.
Should I install impact windows or shutters in a Pelican Bay condo or villa?
- In wind‑borne debris regions, protection is required for new builds or major renovations, and it is strongly recommended otherwise. Confirm association rules and code guidance in 553.844.
How can I avoid being surprised by an association deductible after a storm?
- Ask for the current master‑policy deductible and how it is apportioned, then consider loss‑assessment coverage on your policy. See this overview of assessment coverage options from IRMI.
Who issues evacuation orders for Pelican Bay?
- Collier County issues zone‑based evacuation orders and communicates through its emergency systems and local media. Check your zone on the county’s Emergency Management page.
