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Panama City · Panama City Beach · Bay County
Isaias damage in Panama City and Panama City Beach: what to do now
Bay County rebuilt a great deal after Hurricane Michael in 2018. If Isaias damaged your home, condo, rental or business in Panama City or Panama City Beach, the steps below help you stay safe, limit further damage and document the loss so new storm damage is clearly separated from older repairs.
From St. Andrew Bay and its bayous to the high-rises along Front Beach Road, damage here can look very different from one block to the next. A clear record of what happened at your property is the foundation of the claim.
We respond to requests you start, Monday–Saturday, 8 a.m.–8 p.m. ET.
Right after the storm
Safety first, then protect the property
Follow local officials
Return only when officials say your area is safe, and follow curfews, boil-water notices and road closures.
Stop further damage, and keep every receipt
Your policy generally expects you to take reasonable steps to protect the property: tarp roof openings, board broken windows, remove standing water and start drying. Keep receipts and photograph the work. Hold off on permanent repairs until the damage is documented, unless waiting is unsafe or would make the damage worse.
Document before you throw anything out
Photograph and video damaged flooring, drywall, furniture and belongings before they go to the curb. When practical, keep a small sample, such as a piece of carpet or flooring. If something must go right away for health reasons, photograph it first and write it down.
Specific to Panama City and Panama City Beach
Follow Bay County, Panama City and Panama City Beach instructions
Wait for officials to clear roads and bridges before returning, especially to beach areas and low streets near the bayous and Grand Lagoon.
Pull your Michael-era rebuild records
Find roof permits, window and door specs, contractor invoices and photos from the Michael repairs. They show the condition of the property before Isaias and help counter a 'pre-existing damage' argument.
Protect the building, then photograph the protection
Tarp roof openings and board broken windows once it's safe, and photograph the damage before and after. Keep the invoices: reasonable emergency repairs are usually part of the claim.
Your duties under the policy
- Give your insurer prompt notice of the loss, and write down the claim number, date and the name of everyone you speak with.
- Protect the property from further damage and keep records of what you spent.
- Make the damaged property available for inspection, and keep the damaged items you can until the insurer has seen them or says otherwise.
- Provide the records and documents the insurer reasonably requests, and a sworn proof of loss if your policy requires one.
Read the "Duties after loss" section of your policy, because the exact wording controls. In general, Florida law expects notice of a new or reopened property claim within one year of the date of loss, and a supplemental claim within 18 months. Don't wait: prompt notice is a policy duty.
Documentation
How to document the damage
Photos and video, date-stamped
Start outside: all four sides of the building, the roof as far as you can see safely from the ground, fences, screen enclosures and outbuildings. Then go room by room, wide shots first, then close-ups.
The roof and openings
Missing or lifted shingles, tiles or metal panels, damaged soffits, fascia and gutters, broken windows and doors, and any debris impacts.
Water lines and water entry
Photograph the highest water line on walls, cabinets, fences and the garage, and the stains on ceilings and walls. Note whether water came from above (roof, windows) or from rising water outside.
Contents list
List damaged belongings room by room: what it is, brand or model if known, about how old, and what it cost or would cost to replace. Receipts, bank statements and old photos help.
Repair and living-expense receipts
Keep receipts for tarps, fans, dehumidifiers, board-up, tree and debris removal. If you can't live at home, keep receipts for hotel, meals above your normal costs, and mileage. Additional living expense (loss of use) coverage depends on your policy.
Tips for Panama City and Panama City Beach properties
- Take wide photos first, then close-ups: roof slopes, soffits, fences, screen enclosures and any outbuildings.
- Next to new damage, photograph the Michael-era repair if it's nearby (for example, a newer roof section), so the adjuster can see what changed.
- For Panama City Beach units, record balconies, sliders, hallway ceilings and elevator lobbies, and save every association notice.
- Keep receipts for tarps, drying, debris removal and board-up, and for hotel, meals and mileage if you had to leave home.
Coverage basics
Wind vs. flood and storm surge
Wind and wind-driven rain
Homeowners, condo (HO-6) and commercial property policies generally cover wind damage, and rain that gets in through an opening the wind created, subject to your deductible, limits and exclusions.
Flood and storm surge
Most homeowners and condo policies exclude flood and storm surge. That water is generally covered only by a separate flood policy, such as an NFIP policy or a private flood policy.
When it's both
Many properties have both wind and water damage. If you have both policies, report the loss to both insurers, and document where water came in and how high it rose. That evidence is how the damage gets assigned to the right policy.
Flood insurance information from FEMA's FloodSmart ↗
A note on your deductible
Whether your hurricane deductible or your regular (all other perils) deductible applies depends on how Isaias was classified while it affected Florida, the timing of the hurricane watches and warnings, and your policy wording. Florida law defines when the hurricane deductible applies.
Don't assume the damage is below your deductible just because it looks small at first. Hidden roof damage, interior water and contents can add up.
Estimate your deductible with our hurricane deductible calculator →
Before you sign
Be careful what you sign
Read every contract first
Before signing with a contractor, roofer, water-mitigation company or public adjuster, read the scope, the price, the payment terms and how to cancel. Take a copy. Don't sign anything blank or rushed.
Assignment of benefits
An assignment of benefits (AOB) hands your insurance claim rights to someone else. For residential and commercial property policies issued on or after January 1, 2023, Florida law generally doesn't allow assigning post-loss benefits. If a document mentions assigning or directing your insurance payments, ask what it means before signing.
Deductible offers and door-to-door pressure
Be cautious of anyone who offers to waive or pay your deductible or offers gifts for filing a claim. Florida law prohibits contractors from making those offers. You can check a contractor's license at MyFloridaLicense.com and a public adjuster's license with the Florida Department of Financial Services.
Fees in writing
Public adjuster fees must be in a written contract. In Florida, for claims from a declared state of emergency, public adjuster fees are generally capped at 10% of claim payments during the first year after the declaration.
This is general information, not legal advice. Your policy and the facts of your loss control.
Bay County
What's different about claims here
St. Andrew Bay and the bayous
Panama City wraps around St. Andrew Bay, with bayous reaching into neighborhoods like St. Andrews and the Cove. Water can reach a home from more than one direction, so note where it came from.
Gulf-front towers in Panama City Beach
Wind-driven rain can get past sliders, stucco and parapets, then show up floors below. Associations and unit owners often file at the same time, and matching documentation helps both.
Lagoons and low areas
Grand Lagoon and low streets around Thomas Drive can hold water. Check your exact parcel on FEMA's Flood Map Service Center instead of relying on a neighbor's situation.
Businesses and multifamily
Apartments, shops and offices on the US-98 and US-231 corridors may have business-income coverage. Keep sales records, rent rolls and the dates you were closed or units were empty.
Official local information
For closures, re-entry, shelters, debris pickup and permits, rely on your county and city.
Free claim review
Tell us what Isaias damaged
Start with your contact details and a short description. Photos are optional. Asking for a review doesn't hire the firm and costs nothing.
Prefer to talk? Call or text (239) 444-8101
We respond to requests you start, Monday–Saturday, 8 a.m.–8 p.m. ET.
About American Financial Claims
Armando Ferrer is individually licensed as a public adjuster in 15 states. American Financial Claims holds Florida firm license G288962. A public adjuster represents the policyholder, not the insurance company. Every claim depends on the policy and the facts, and no outcome is guaranteed.
Questions
Common questions after Isaias
My roof was replaced after Michael. The insurer says the new damage is old. What helps?
Your roof permit, the contractor's invoice and photos from after the replacement are strong evidence of the roof's condition before Isaias. Date-stamped photos of the new damage complete the picture. We can review the file and the insurer's reasoning.
I own a rental condo in Panama City Beach. What should I keep?
Keep photos of the unit and common areas, association notices, the master-policy claim number, your HO-6 declarations page, and booking and cancellation records if your policy includes loss of rents.
Should I call my insurance company first?
You should give your insurer prompt notice of the loss, as your policy requires. You can also talk with us before or after you report it, to organize photos, dates and policy questions. A free review doesn't obligate you to hire anyone.
Does the free claim review cost anything?
No. The initial conversation and review are free. If American Financial Claims represents your claim, the agreement and fees are explained in writing before you sign.
The insurer's adjuster already came out. Is it too late?
Not necessarily. You can still document damage you find later, and estimates or payments can be reviewed. Keep everything the insurer sends you, including the estimate and any letters.
General information for property owners after Isaias. Not legal advice, and not a promise of coverage or payment. Your policy and the facts of your loss control. American Financial Claims is not affiliated with any insurance company or government agency.