Emergency Board-Up and Insurance: What Is Covered and What Is Not
A tree crashes through your window during a hurricane. A fire leaves a gaping hole in your exterior wall. A burst pipe floods your home and the restoration crew removes damaged doors to dry the interior.
In each of these scenarios, your home is now exposed — to weather, to intruders, and to further damage. Emergency board-up is the first line of defense, and it needs to happen immediately.
The good news: your homeowners insurance policy almost certainly covers the cost of emergency board-up. The bad news: if you do not handle it correctly, the insurance company may refuse to reimburse you.
At Greater Claims Consulting & Appraisal Inc., Reginald Amedee and our team of licensed public insurance adjusters help South Florida homeowners navigate every aspect of the claims process, starting with the critical first hours after a loss. Here is what you need to know about emergency board-up and insurance coverage.
Your Duty to Protect Your Property
Every standard Florida homeowners insurance policy includes a provision requiring the policyholder to take reasonable steps to protect the property from further damage after a loss. This is not optional — it is a condition of your coverage.
The typical policy language reads something like:
“In case of a loss to covered property, you must take all reasonable steps to protect the property from further damage.”
This duty to mitigate is the legal basis for emergency board-up coverage. If a covered event damages your home and creates openings that expose the property to additional risk, boarding up those openings is a “reasonable step” to protect the property.
The flip side: If you fail to protect your property and additional damage results — say, rain enters through a broken window you did not board up, causing interior water damage — the insurer may deny coverage for the additional damage, arguing that you failed to mitigate.
What Qualifies as Emergency Board-Up
Emergency board-up includes any temporary protective measure that secures your property’s openings after a covered loss:
- Window board-up: Covering broken or missing windows with plywood
- Door securing: Boarding up damaged entry doors, sliding glass doors, or garage doors
- Roof covering: Installing tarps or temporary covers over holes or missing sections
- Wall patching: Temporarily closing breaches in exterior walls
- Fence and gate securing: Temporary measures to maintain perimeter security
The key word is temporary. Emergency board-up is not a repair — it is a stopgap measure to prevent further damage until permanent repairs can be made.
How to Handle Emergency Board-Up Correctly
Step 1: Prioritize Safety
Before boarding up, make sure the area is safe to access. Stay clear of downed power lines, unstable structures, and flood waters. If the structure is unsafe, wait for professional help.
Step 2: Document Before You Board Up
This is the most important step that homeowners miss. Before you cover any damage with plywood or tarps, photograph and video everything. Take wide shots showing the overall damage, close-ups of specific openings, and shots from multiple angles.
Why? Once the plywood goes up, the insurer cannot see the damage underneath. If the insurer’s adjuster arrives days or weeks later and can only see plywood, they may underestimate the damage or question its extent.
Step 3: Board Up Promptly
Do not wait for the insurance company’s permission. Your policy requires you to act promptly. Waiting 48 hours for the insurer to send an adjuster while rain pours through a broken window is not reasonable — and the insurer will likely deny the resulting water damage.
Step 4: Use Reasonable Methods and Providers
Your board-up should be reasonable in scope and cost. This means:
- Use plywood, tarps, or other standard materials
- If you hire a contractor, use a licensed, reputable company
- Get a written estimate or invoice
- Do not agree to excessive pricing or unnecessary services
Step 5: Save All Documentation
Keep everything:
- Receipts for materials (plywood, nails, tarps, screws)
- Invoices from board-up contractors
- Photos and video of the board-up process
- Written estimates
- Names and contact information for anyone who helped
Step 6: Report to Your Insurance Company
When you report your claim, include the emergency board-up as part of the loss. Provide receipts and documentation. The board-up costs should be included in your overall claim settlement.
Board-Up Costs in South Florida
Emergency board-up costs vary depending on the scope of work:
| Service | Typical Cost Range |
|---|---|
| Single window board-up | $75 - $200 |
| Multiple windows (typical home) | $300 - $1,500 |
| Door board-up | $100 - $300 per door |
| Emergency roof tarp (blue tarp) | $200 - $2,000+ |
| Full-house board-up after major storm | $1,500 - $5,000+ |
Price gouging warning: After major hurricanes, some board-up services charge inflated prices. Florida’s price-gouging statute (501.160) prohibits excessive pricing during a declared state of emergency. If you believe you have been charged an unreasonable amount, report it to the Florida Attorney General’s office and inform your public adjuster.
When the Insurance Company Pushes Back
Despite the clear policy language requiring mitigation, insurance companies sometimes dispute board-up costs:
“The cost was excessive”
The insurer may argue that you paid too much for the board-up. This is more common after hurricanes when demand drives prices up. To protect yourself:
- Get multiple quotes when possible (though this may not be practical in an emergency)
- Document why you chose the provider you did (availability, proximity, licensing)
- Keep all invoices itemized showing materials, labor, and quantities
”The board-up was not necessary”
The insurer may argue that the damage did not create an opening requiring board-up. Your pre-board-up photos and video are your best defense. They show exactly what was exposed and why protection was needed.
”You should have used a different method”
Some insurers argue that a tarp was sufficient where you used plywood, or that you boarded up too many openings. Again, documentation is key — show that your approach was reasonable given the damage.
”The board-up caused additional damage”
In rare cases, improperly installed board-up can cause additional damage (for example, nailing into window frames that were not damaged). Use reasonable installation methods and document the condition of surrounding areas before installation.
Board-Up vs. Temporary Repairs
Emergency board-up is related to but distinct from temporary repairs:
Board-up: Securing openings to prevent weather intrusion, unauthorized entry, and further damage. Purely protective — does not repair the damage.
Temporary repairs: Fixing or stabilizing damaged systems to restore minimal functionality. Examples include patching a leaking pipe, temporarily wiring around a damaged electrical panel, or installing a temporary water heater.
Both are covered under the duty to mitigate, but temporary repairs involve more substantial work and higher costs. See our guide on temporary repairs and insurance for more detail.
After the Board-Up: What Happens Next
Once your property is secured:
- Report the claim to your insurance company if you have not already
- Contact a licensed public adjuster to manage your claim from the start
- Do not begin permanent repairs until the insurer has inspected the damage (or your public adjuster advises otherwise)
- Keep the board-up in place until permanent repairs are ready to begin
- Document any changes in the board-up over time (if tarps blow off, if boards are damaged, etc.)
Hurricane Season and Board-Up Preparedness
South Florida homeowners should have a board-up plan before hurricane season:
Pre-cut plywood: If you know your window measurements, pre-cut plywood panels and label them for quick installation. Store them in an accessible location.
Impact-resistant shutters: If you have hurricane shutters, test them before the season starts. Shutters that do not work are useless when the storm arrives.
Emergency contacts: Keep a list of licensed board-up contractors with their phone numbers. After a major storm, wait times can be days or weeks.
Supplies: Keep a supply of tarps, nails, screws, and a cordless drill in your hurricane kit.
Insurance policy review: Before hurricane season, review your policy with a public adjuster to understand your coverage, deductibles, and obligations.
DIY Board-Up vs. Professional Services
DIY board-up is perfectly acceptable and may be the only option immediately after a storm. Use 1/2-inch or 5/8-inch plywood, secure it firmly over openings, and document the work with photos. Your material costs are reimbursable.
Professional board-up is advisable for large or complex properties, roof damage requiring tarp installation, or situations where safety is a concern. Professional crews have the equipment, materials, and experience to secure properties quickly and effectively.
Either way, the key is documentation. Whether you do it yourself or hire a crew, photograph every step and save every receipt.
Greater Claims Consulting Is Here from Day One
At Greater Claims Consulting & Appraisal Inc., we encourage homeowners to contact us as soon as damage occurs — before the insurance company even arrives. We can:
- Guide you through the emergency board-up process
- Ensure your documentation is complete and thorough
- Coordinate with reputable board-up contractors
- Include all board-up costs in your claim from the beginning
- Prevent disputes over board-up reimbursement
Call us at (877) 462-7036 the moment disaster strikes. Reginald Amedee and our team of licensed public insurance adjusters serve homeowners throughout South Florida.
We work on a contingency basis — you pay nothing unless we recover money for you.