★ Commercial · Flood
Your property policy excludes flood. Every one of them does.
Commercial flood insurance fills the gap your property policy leaves open: NFIP covers commercial buildings up to $500,000. Private flood goes higher, with replacement cost and the business interruption NFIP never includes.
Free quotes · No obligation · A licensed specialist answers, usually within one business day
★ Know the two markets
NFIP vs private flood, side by side.
Most commercial buyers end up with one of these three structures: NFIP alone, private alone, or NFIP as a base with private excess stacked above the $500K caps. Here’s how the two compare.
| NFIP (federal) | Private flood | |
|---|---|---|
| Building limit | $500,000 max | Often $5M+ per location |
| Contents limit | $500,000 max | Matched to your values |
| Valuation | Actual cash value on contents | Replacement cost available |
| Business interruption | Not covered | Available. Often the point |
| Waiting period | 30 days | Typically 10 to 15 days |
| Basements | Sharply limited | Varies. Read the definition |
| Best for | Base layer, lender minimums | Full value, income protection |
NFIP limits are federal statutory caps. Private flood terms vary by carrier and state. The table describes typical market offerings, not any specific carrier’s form.
★ What it covers
What’s covered and what isn’t.
Plain English, no fine-print games. Flood has some of the sharpest exclusions in commercial insurance. Here are the ones that actually matter.
What it covers
- Building damage from floodingStructure, foundation, electrical, plumbing, HVAC: the physical building, up to your limit.
- Business personal propertyInventory, equipment, furniture, and contents. NFIP caps at $500K; private goes higher.
- Debris removalClearing flood debris from the premises so repairs can start.
- Business interruption (private)Lost income and extra expense while you’re down. The coverage NFIP never includes.
- Replacement cost (private)New-for-old on building and contents instead of depreciated actual cash value.
- Excess above NFIPPrivate flood stacked over the $500K federal caps for buildings worth more.
What it doesn’t cover
- Anything above NFIP’s $500K capsThe federal limits are hard ceilings. The rest needs private flood.
- Business interruption under NFIPNo lost income, no extra expense, no loss of use. Zero.
- Basement contentsBelow-grade property is sharply limited. Finished basements and stored inventory down there are effectively uninsured.
- Land, landscaping, and outdoor propertyFlood covers the building and what’s in it, not the ground it sits on.
- VehiclesCars, trucks, and equipment on wheels need auto or inland marine, not flood.
- The first 30 days (NFIP)The waiting period means a storm next week isn’t covered by a policy bought today.
All quotes are subject to carrier underwriting and final approval. Coverage availability, terms, and pricing vary by state and carrier. The lists above describe typical Commercial Flood policies, not any specific carrier’s form.
★ Who needs it
If this sounds like you, you need flood quoted.
Flood isn’t just a coastal problem. Inland rivers, stormwater systems, and flash flooding put commercial buildings at risk across Texas and Georgia.
Apartments & habitational
Ground-floor units, lobbies, and underground parking, plus lenders who require the coverage.
Retail & restaurants
Street-level storefronts with inventory at floor level. One event wipes out stock and build-out.
Warehouses & distribution
Millions in inventory sitting on a slab: elevation and contents values drive the whole conversation.
Contractors’ offices & yards
Equipment and materials stored where water goes, and job sites in flood-prone areas.
Hospitality
Hotels and venues can’t relocate. Downtime is lost revenue that NFIP will never reimburse.
★ The short version
NFIP does not cover business interruption: no lost income, no extra expense, no loss of use. Period.
★ What it costs
What drives the price.
Flood is one of the most data-driven lines in commercial insurance. Here’s what moves your number, and what you can actually influence.
- Flood zone: SFHA vs moderate vs minimal risk. The zone is the starting point for every quote.
- Elevation: Lowest floor relative to Base Flood Elevation. An elevation certificate proving you’re above BFE is the biggest premium lever you control.
- Building & contents values: Higher values need higher limits, and push you from NFIP into private flood.
- Basement / enclosure: Below-grade areas raise the risk and shrink the coverage. Carriers price accordingly.
- Prior flood losses: Repetitive-loss history follows the building and narrows your market.
- NFIP vs private: NFIP is standardized; private flood underwrites the specific building. Better risks often price better private.
★ Often quoted together
Pairs well with Commercial Flood.
Flood never travels alone. These are the lines flood buyers usually quote at the same time. One specialist quotes the whole package.
Commercial Property
Your property policy covers everything except flood. Quote them as a pair so nothing falls between.
Flood Zone Check
Look up any address against FEMA maps before you quote. Know your zone going in.
Flood Tracker
Live NWS flood alerts and FEMA disaster declarations. Know what’s happening now.
★ Straight answers
Questions flood buyers actually ask.
The short version of what our licensed specialists explain on calls every week.
What's the difference between NFIP and private commercial flood insurance?
My building is worth more than $500,000. What do I do?
Does flood insurance cover my lost income while the building dries out?
What does flood cover in a basement or ground-level enclosure?
Do I need an elevation certificate?
How long do I have to wait for coverage to start?
Get my quote
Get your Commercial Flood quote. Two minutes.
Tell us about the building. A licensed specialist shops NFIP and private flood and comes back with real options.
- About 2 minutes, built for Commercial Flood
- A licensed specialist follows up, usually within one business day
- No bait prices, no call centers, no selling your information
Free quotes. No obligation. Written through Patriot Independent Insurance Partners, licensed in TX, FL, GA, SC, AL, MS, NC, CA, and CO. Your information is never sold to lead brokers.