Most Texas homeowners policies do not cover flood damage. The Texas Department of Insurance (TDI) says floods hit Flash Flood Alley and the coast hardest, many National Flood Insurance Program (NFIP) claims occur outside high-risk zones, and most flood policies have a 30-day waiting period before coverage starts.

That mix surprises people in Houston, Harris County, Austin, San Antonio, and Dallas-Fort Worth every storm season. A strong homeowners policy can still leave a flooded living room unpaid if water came from rising or overflowing surface water. Flood is a separate product.

Why doesn't my Texas homeowners policy cover flood?

TDI puts it plainly: if it can rain, it can flood, and most home insurance policies don't cover flood damage. To cover the property, you usually need a separate flood policy.

FloodSmart (FEMA's NFIP consumer site) says the same thing. Most homeowners and renters insurance does not cover flood damage. An NFIP policy is built for that gap.

This isn't a Texas quirk. It is how standard HO forms work nationwide. The Texas angle is how often flooding happens here, including in places people assume are "safe."

Where does Texas flood, and does my map tell the whole story?

TDI highlights two broad risk bands: the Gulf Coast and Flash Flood Alley, a wide band through Central and North Texas. Almost every major Texas city sits in an area with serious flood risk.

Lender rules also matter. If your home is in a designated high-risk flood zone (often described as having a 1% chance of flooding in any given year), your mortgage lender will require flood insurance. That does not mean homes outside those zones are fine.

TDI notes that, on average, about 40% of NFIP flood insurance claims occur outside high-risk flood areas. On the Hurricane Harvey page, TDI also notes that more than half of the homes flooded by Harvey were outside designated flood zones. Growth changes risk too: prairies and pasture absorb rain; concrete and asphalt push water into neighborhoods that never flooded before.

Flood maps lag. Checking your address with a free tool like FloodFireCheck is a quick way to see flood and fire exposure before you talk coverage with an agent. It doesn't replace an NFIP quote or a FEMA map look-up, but it helps you ask better questions.

What does an NFIP flood policy actually cover?

Talk with your homeowners agent about a flood policy from the NFIP or a participating company. If your agent doesn't sell flood insurance, TDI points people to FloodSmart.gov or the NFIP help lines listed on its flood pages.

Per TDI and FloodSmart:

• Building coverage for a home can go up to $250,000.
• Contents coverage for belongings is separate and can go up to $100,000.
• Building and contents are typically purchased separately and have separate deductibles.
• Renters can buy contents-only coverage for belongings inside the home.
• Business/commercial NFIP limits are higher (up to $500,000 for building and $500,000 for contents per FloodSmart).

FloodSmart notes that NFIP rates are unique to your location and how the building is built, and that partner companies use the same NFIP pricing approach. You're shopping for service and fit, not a secret cheaper federal rate from a different logo.

Why is there a 30-day wait?

Most flood policies have a 30-day waiting period before coverage begins. TDI's advice is blunt: don't wait for an approaching storm before you buy.

FloodSmart lists a few exceptions, including when you buy flood insurance in connection with making, increasing, extending, or renewing a mortgage, and certain map-change or wildfire-related cases. The everyday takeaway for Houston and Central Texas homeowners is still the same. Buy before the forecast looks ugly.

How does flood coverage fit with coastal wind policies?

On the coast, wind and flood are different perils. A TWIA windstorm policy covers wind and hail only. Flood is still separate. Some TWIA-eligible properties in certain V flood zones also have to show NFIP flood coverage as part of eligibility. Ask your agent how the stack works for your block in Galveston, Brazoria, Nueces, or east Harris County.

Inland hail and wind claims after a spring storm are usually handled under homeowners coverage when that peril is included. See our guide to what to do after Texas hail damage for that path. Flood from storm surge or overflowing bayous is still the flood policy's job.

FAQ

Does Texas homeowners insurance cover flood damage? No. TDI and FloodSmart both say most homeowners policies do not cover flood. You need a separate flood policy.

I'm not in a high-risk flood zone. Do I still need flood insurance? Maybe. Lenders usually require it only in high-risk zones, but TDI notes that a large share of NFIP claims happen outside those areas, and Harvey flooded many homes outside mapped zones.

How long before a new flood policy takes effect? Most policies have a 30-day waiting period. Don't wait for a named storm in the Gulf.

What are the basic NFIP coverage limits for a house? Building coverage up to $250,000 and contents up to $100,000, usually purchased separately.

Who can help me buy a flood policy in Texas? Start with your homeowners agent. If they don't sell flood insurance, use FloodSmart.gov or the NFIP agent-help numbers on TDI's flood pages. TDI consumer help is 800-252-3439.

Next step

A licensed local insurance agent can check whether you have any flood coverage today, explain NFIP building versus contents limits, and time a new policy around the waiting period. Bring your declarations page and your address. For related Texas guides, see TWIA coastal windstorm coverage and more Texas insurance articles.

Sources: TDI: Flood insurance cost / why you need a policy, TDI: Flood insurance (storms), FloodSmart: Buy a flood insurance policy.

After a Texas hailstorm, file with your insurer first, document the damage, and know that waiving a homeowners deductible is illegal under state law. The Texas Department of Insurance (TDI) spells out a clear checklist for home and auto hail claims so you can move in the right order.

Spring and early summer storms hit Dallas-Fort Worth, Houston, San Antonio, and the Hill Country hard. Roofers show up fast. That is fine once you've reported the claim and protected the house. Jumping straight to a signed contract is how people get stuck with blank spaces, full up-front payments, or a "we'll waive your deductible" pitch that violates Texas law.

What should I do right after hail hits?

TDI's first instruction is simple: file an insurance claim as soon as you can if hail or strong winds damaged your home or car. If you have wind and hail coverage on your homeowners policy, or comprehensive coverage on your auto policy, your insurer should pay for covered hail damage, subject to your deductible and policy terms.

Then work through the claim tips TDI lists:

• Take pictures and video of the damage. Make a written list of what is damaged inside and outside. Don't throw damaged items away until your insurer says you can.
• Prevent more damage. Remove standing water. Cover broken windows and roof holes so rain doesn't make things worse. Save every receipt. Your policy may pay for temporary repairs.
• Be available when the adjuster visits so you can point out everything.
• Keep a list of everyone you talk to at the company, and be ready to answer questions about the damage.
• Ask about additional living expenses if you can't stay in the house. Most policies cover some of those costs. Keep receipts.

If you need your company's phone number, TDI's consumer line is 800-252-3439.

Should I call a roofing contractor before I file the claim?

You can get estimates after you've documented the scene and opened the claim. TDI warns you not to treat the first truck in the driveway as the only option.

Get more than one bid. Check references and phone numbers. Call the Better Business Bureau to see if a contractor or body shop has complaints. Don't pay in full up front, and don't make your final payment until the work is done. Never sign a contract that has blank spaces.

The big Texas-specific rule: avoid contractors who offer to waive your deductible. It is illegal to waive a homeowners deductible under state law. Your insurer may ask for proof that you paid your deductible. A pitch that sounds like "we'll just handle the deductible for you" is a red flag, not a favor.

Does my Texas homeowners policy treat the roof differently?

Yes, and that matters at claim time. TDI explains that some policies pay replacement cost for the roof (up to the cost to repair at current prices). Others pay actual cash value, which can be less if the roof is older or showing wear.

When you renew, check whether roof coverage changed. As roofs age, some companies switch to actual cash value. If a roof is in poor condition, a company might not cover it at all. Your company should tell you when coverage changes.

Also ask whether the deductible for wind and hail is different from the deductible for other losses. A higher storm deductible means more out of pocket after a Dallas or San Antonio hail event, even when the claim is covered.

One more TDI point people miss: your insurer won't pay for a new roof just because it's old or worn out. Storm damage is the claim. Age alone isn't.

How does a roof claim usually get paid?

If you have replacement cost coverage, TDI says the company typically pays with two checks. The first is a partial payment. The rest comes after you've started repairs.

That timing is why temporary protection and a clear contractor bid matter. You're documenting a covered loss, not asking the insurer to fund a remodel.

Consider roofing materials that hold up better to wind, hail, or fire. TDI notes that some insurers may give a discount for those materials. Keeping tree limbs off the roof, checking shingles after storms, and cleaning gutters also help your next inspection go better.

What if I live on the coast or can't find a regular policy?

Inland Texas homeowners usually have wind and hail inside the standard policy. Along the Gulf Coast, many policies exclude wind and hail, and coverage may come through the Texas Windstorm Insurance Association (TWIA) instead. That is a different product from flood insurance.

If private companies won't write your home at all, the Texas FAIR Plan is the last-resort homeowners market after two authorized declinations. Keep FAIR Plan and TWIA straight: they solve different gaps.

FAQ

Is it illegal for a Texas contractor to waive my homeowners deductible? Yes. TDI says it's illegal to waive a homeowners deductible under state law, and your insurer may ask for proof you paid it.

Should I throw out damaged shingles or gutters before the adjuster arrives? No. TDI says don't throw damaged items away until your insurance company tells you. Photos and the physical evidence both help.

Will my policy pay for a hotel if the house isn't livable? Ask about additional living expenses. TDI says most policies cover some related costs if you can't stay in the house. Keep every receipt.

My roof is old. Will hail still be covered? Coverage depends on your policy. Replacement cost and actual cash value pay differently, and some carriers limit older roofs. Read the declarations page and ask your agent before storm season, not after.

Who do I call if I have a problem with my claim? Start with your insurer. For questions or complaints, call TDI at 800-252-3439.

Next step

A licensed local insurance agent can walk through your wind and hail deductible, roof settlement terms, and any contractor paperwork before you sign. Bring storm photos, your declarations page, and the repair bids. For more Texas consumer guides, browse Texas insurance articles.

Sources: TDI: Hail damage to your home or car, TDI: Insurance and your roof, TDI: What is windstorm insurance?.

If two authorized Texas insurers decline your home, a licensed agent can apply to the Texas FAIR Plan Association (TFPA). It is a last-resort market with limits. The Texas Department of Insurance (TDI) explains how it fits next to surplus lines and the Texas Windstorm Insurance Association (TWIA).

People in Houston, Dallas, Fort Worth, El Paso, and along the coast hit this wall after non-renewals, older roofs, claims history, or hard-to-place properties. FAIR Plan can be a bridge. It is not a full private homeowners substitute, and it is not coastal wind coverage by itself.

What is the Texas FAIR Plan?

TFPA is a residual market carrier. TDI calls it an insurer of last resort for residential property when the voluntary market won't write you. The Legislature authorized a FAIR Plan for underserved residential property needs; the Commissioner implemented TFPA in December 2002 after availability problems tied in part to mold and water claims.

TFPA issues policies and also pools losses back to the industry. Member insurers are the companies licensed to write residential property insurance in Texas. You don't buy from TFPA as a walk-up customer. Any licensed property and casualty agent who meets TFPA's standards can submit an application for you.

Policy types include a Homeowner Policy (HO-A), Dwelling Policy (TDP-1), Condominium Policy, and Tenant (renters) Policy. Coverage is limited compared with many voluntary-market forms.

Who qualifies for a FAIR Plan policy?

TDI and TFPA list these core rules:

• You must have been turned down by at least two insurance companies licensed to write (and actually writing) property insurance in Texas.
• You are not eligible if you already have a comparable homeowners or property policy, have a renewal offer, or have received a valid offer of comparable coverage from a licensed Texas insurer. Surplus lines offers don't block FAIR Plan eligibility the same way.
• You must reapply for coverage in the voluntary market every two years.
• Applications still go through underwriting. Condition, occupancy, maintenance, and liability exposure matter.

TFPA may deny for reasons such as a condemned property, a home in disrepair or with existing damage, a vacant property, unusual liability exposures (for example, a dangerous animal or an unfenced pool or trampoline), certain criminal convictions tied to insurance fraud or arson, more than eight paid claims (excluding glass) in three years, a mobile home that isn't properly set and tied down, or a dwelling used as a farm/ranch business or other business occupancy.

If you need more insurance than FAIR Plan provides, TDI says your agent might suggest surplus lines. Surplus lines cover unique or hard-to-insure risks and come with fewer consumer protections than typical admitted home insurance.

What does FAIR Plan cover, and what does it leave out?

As a last-resort product, TFPA coverage is narrower than many private policies. TFPA lists perils it does not cover the way other insurers may, including falling trees or objects, collapse, glass breakage, weight of ice or snow, freezing of plumbing, mold remediation, sewer or drain backup, scheduled jewelry items, and (unless you buy a limited endorsement on certain forms) sudden and accidental discharge of water or steam.

Loss settlement on the common HO-A form is actual cash value for the dwelling unless you buy a replacement-cost endorsement. Contents are often tied to a percentage of the dwelling limit. Maximum dwelling limits and other caps are set in the plan of operation; TDI's FAIR Plan overview lists dwelling coverage available up to $1,000,000 where applicable.

As of mid-2026, TDI's FAIR Plan overview reported about 118,486 policies in force statewide, with Harris County holding the largest share. That volume shows how many Texans lean on the residual market, not that FAIR Plan is the first place to shop.

How is FAIR Plan different from TWIA?

Keep the labels straight:

• FAIR Plan: statewide last-resort homeowners/dwelling/renters-style coverage after two authorized declinations.
• TWIA: coastal wind and hail only, in the 14 first-tier counties plus parts of Harris County east of Highway 146.

TFPA is not authorized to provide windstorm and hail insurance for properties eligible for TWIA. If you live in the TWIA area and qualify for FAIR Plan, you may need both: FAIR Plan for the non-wind package and TWIA for wind and hail. Flood is still separate. See why Texas homeowners policies don't cover flood.

What should I do before I apply?

Shop the voluntary market first with an independent agent who can try multiple carriers. Document the two declinations. Fix obvious underwriting problems you can fix: unrepaired damage, overgrown hazards, occupancy questions. Ask whether surplus lines or a different deductible structure is realistic before you treat FAIR Plan as automatic.

If hail just hit and you're dealing with a claim on a current policy, follow TDI's claim steps first. Our Texas hail claim checklist covers documentation, temporary repairs, and the rule against waiving a homeowners deductible.

FAQ

How many insurance denials do I need for the Texas FAIR Plan? At least two from companies licensed to write and actually writing property insurance in Texas. A valid offer of comparable coverage from a licensed insurer makes you ineligible.

Can I buy a FAIR Plan policy online from TFPA? No. TFPA does not sell directly to the public and doesn't have its own agents. Apply through a licensed Texas P&C agent.

Does FAIR Plan replace TWIA on the coast? No. In the TWIA catastrophe area, FAIR Plan policies exclude wind and hail. You may need a separate TWIA policy for those perils.

Is FAIR Plan coverage as broad as a regular homeowners policy? Usually no. TFPA describes itself as limited coverage that does not compete with the private market, and several common perils are excluded unless endorsed.

Who can help if I'm stuck between non-renewal and FAIR Plan? A licensed local agent. For consumer questions, call TDI at 800-252-3439. TFPA's consumer line is listed on texasfairplan.org as 800-979-6440.

Next step

A licensed local insurance agent can confirm whether you meet the two-declination rule, explain FAIR Plan limits next to any surplus lines quote, and check whether coastal wind still needs TWIA. Bring declination letters, your prior declarations page, and photos of the property's current condition. More guides live under Texas insurance articles.

Sources: TDI: Insurers of last resort, Texas FAIR Plan: Coverage & eligibility, TDI: Texas FAIR Plan Association overview (PDF), TWIA: FAQs (FAIR Plan vs TWIA).

Along the Texas coast, a standard homeowners policy often excludes wind and hail. The Texas Windstorm Insurance Association (TWIA) is the residual windstorm market for eligible coastal properties after a private denial, with separate rules from flood coverage. The Texas Department of Insurance (TDI) and TWIA spell out who qualifies and what the policy pays for.

If you live in Galveston, Corpus Christi, Port Arthur, Brownsville, or the east Harris County cities inside the catastrophe area, wind coverage is easy to mix up with flood and with a regular HO policy. Treat them as three different questions.

What is windstorm insurance in Texas?

TDI defines windstorm insurance as coverage that pays to repair or rebuild your house if it's damaged by hail or wind from a tornado, thunderstorm, or hurricane. Some people call it hurricane insurance. The name is broader than one storm type.

How you get that coverage depends on where you live:

• Anywhere in Texas except along the coast, you probably already have wind and hail inside your homeowners policy. It pays much like fire or theft, though the windstorm deductible may be different.
• Along the coast, your homeowners policy might not cover wind and hail. You'll need a separate windstorm policy. Many people get that through TWIA. Ask your agent what private options still exist for your address.

Windstorm insurance isn't required by Texas law. If you live near the coast and have a mortgage, your lender will likely require it.

Where is the TWIA coverage area?

TWIA covers property in the area designated by the Commissioner of Insurance. That currently includes all 14 first-tier coastal counties:

• Aransas
• Brazoria
• Calhoun
• Cameron
• Chambers
• Galveston
• Jefferson
• Kenedy
• Kleberg
• Matagorda
• Nueces
• Refugio
• San Patricio
• Willacy

Parts of Harris County east of Highway 146 are included when the property is inside the city limits of La Porte, Morgan's Point, Pasadena, Seabrook, or Shore Acres.

TWIA is not a state agency. It is a residual market insurer created by the Texas Legislature in 1971 so coastal owners still have a place to buy wind and hail when the voluntary market won't write them. It does not receive tax revenue for operations.

Who can buy a TWIA policy?

You buy through a licensed insurance agent. TWIA does not sell direct to the public and does not have its own agents.

To be eligible, TDI and TWIA say you generally must:

• Own or insure property in the designated catastrophe area.
• Have been denied wind and hail coverage by at least one authorized insurer writing or renewing that coverage in the area.
• Have a Certificate of Compliance (WPI-8 / WPI-8-E from TDI, or a WPI-8-C issued by TWIA in the older window) showing the building meets applicable windstorm building codes, with limited exceptions.
• Keep the property in insurable condition: good repair, no unrepaired damage, no hazardous conditions.
• Meet other Association underwriting rules.

Extra flood rule for some V-zone properties: if the property is in flood zones V, VE, or V1-30, was constructed, altered, remodeled, or enlarged on or after September 1, 2009, and can get NFIP flood insurance, you must show proof of flood coverage. That is one reason coastal households often carry homeowners, flood, and TWIA together.

Don't wait until a hurricane is in the Gulf. TDI and TWIA both warn that you can't get a new TWIA policy once a hurricane is in the Gulf of Mexico.

What does a TWIA policy cover, and what doesn't it?

A TWIA policy covers wind and hail damage only. It is not flood insurance. Storm surge and rising water are flood perils. See our guide on why Texas homeowners insurance doesn't cover flood if that gap is still open.

TWIA residential policies can cover dwellings and personal property. Commercial and certain miscellaneous items (signs, fences, pools, and similar) have their own forms. Increased Cost of Construction (ICC) coverage for code upgrades is not automatic; it is an endorsement you discuss with your agent.

For claims, TWIA says you can report through Claims Center or the Policyholder Portal, by calling 800-788-8247 (option 1), or through your agent. The deadline to report is one year from the date of damage, with a possible extra 180 days if the TDI Commissioner grants an extension for good cause. Take photos, make temporary repairs to prevent further damage, keep receipts, and wait for the assigned adjuster before permanent repairs when you can.

How is TWIA different from the Texas FAIR Plan?

They are separate. TWIA is coastal wind and hail. The Texas FAIR Plan is a statewide last-resort homeowners/dwelling market after two authorized declinations. FAIR Plan is not authorized to provide windstorm and hail for properties eligible for TWIA. In the TWIA area, many people who qualify for FAIR Plan still need a separate TWIA policy for wind and hail.

FAQ

Is TWIA the same as flood insurance? No. TWIA covers wind and hail only. Flood coverage comes from the NFIP or another flood product.

Do I need a private denial before TWIA will write me? Yes. Eligibility requires denial by at least one authorized insurer actively writing or renewing wind and hail in the designated area.

Can I buy TWIA when a hurricane is already in the Gulf? No. TDI says you can't get a TWIA policy if there's a hurricane in the Gulf of Mexico. Buy earlier.

How long do I have to file a TWIA claim? One year from the date of damage, unless TDI grants an additional 180-day extension for good cause.

Who do I call with a TWIA complaint? Start with TWIA. TDI's Coastal Outreach and Assistance Services Team (COAST) can help with TWIA questions and complaints, and you can also file through TDI's consumer complaint process. TDI's main consumer line is 800-252-3439.

Next step

A licensed local insurance agent can check whether your coastal homeowners policy already includes wind and hail, whether you need TWIA, and how flood coverage fits the same address. Bring your declarations page, any prior denial letter, and your Certificate of Compliance if you have one. Browse more Texas insurance articles for hail claims and FAIR Plan context.

Sources: TDI: What is windstorm insurance?, TWIA: Coverage & eligibility, TWIA: FAQs, TDI: Insurers of last resort.