Santa Rosa Beach Public Adjuster
On 30A, the homes cost a lot to rebuild, and the gaps in a claim cost just as much. We work for you, not your insurance company. Free, no-obligation damage inspection and policy evaluation.
David Otero, President
Licensed Florida public insurance adjuster
7+ years of claims experience
- License W605057
- FAPIA member
- Windstorm Insurance Network member
- Rated 5.0 on Google
- Free inspection
A Santa Rosa Beach Public Adjuster for south Walton County
Otero Property Adjusting & Appraisals Inc represents homeowners, second-home owners, vacation rental owners and business owners in Santa Rosa Beach, along 30A and in Miramar Beach. This is Santa Rosa Beach in south Walton County, not Santa Rosa County. We work only for policyholders, never for insurance companies.
Our office is on West Michigan Ave in Pensacola, about 92 miles from Santa Rosa Beach, roughly two hours by car. We schedule your inspection and come to the property. When you call, you talk to our Pensacola team, and David Otero oversees your claim.
- 3105 West Michigan Ave, Pensacola, FL 32526
- (850) 285-0405
Tell us about the damage and whether the home is your residence, a second home or a rental. It changes which coverage applies.
Claims we handle in Santa Rosa Beach
Most 30A claims come down to wind, water and what it really costs to put a custom home back. Start with your damage type.
Hurricane damage
Gulf-front and bay-side homes both take hurricane wind. The hurricane deductible and the wind-versus-water split both need checking.
Roof and wind damage
Metal, tile and shingle roofs all fail differently in high wind. Water the wind lets in belongs on the same claim.
Flood damage
Surge from the Gulf or water rising from Choctawhatchee Bay goes to a flood policy, filed separately from the wind claim.
Water damage
A burst line in a second home can run for days before anyone checks. The source, the timeline and the full reach of the water go on record.
Commercial property claims
Shops, restaurants and rental properties along 30A and US 98 carry commercial policies with their own limits and conditions.
Income loss claims
A rental home that can't be booked during repairs is lost income. It's paid only when claimed and proven with booking records.
Mold damage
Coastal humidity turns hidden water into mold quickly, and many policies cap mold. The cause and timing have to be documented.
Fire and smoke damage
Smoke settles into custom finishes, fabrics and ductwork. Cleaning and restoration belong in the claim, priced for the materials you actually have.
Where Santa Rosa Beach claims come up short
When Hurricane Opal came ashore in 1995, it damaged or destroyed more coastal structures by water and waves than all of Florida’s coastal storms since 1975 combined, according to the Florida Department of Environmental Protection, and it leveled dunes along 175.5 miles of the Panhandle coast, including Walton County. The homes along 30A are worth far more now, and so are the gaps in a claim.
The first check is only part of the money
With replacement cost coverage, Florida lets the insurer pay the actual cash value first, meaning the cost minus depreciation, and the rest as the work is done and paid for. On an expensive home, that held-back depreciation can be a large number. Track every invoice so the remaining payments are accounted for.
A limit that didn't keep up
If your dwelling limit was set years ago, it may not match what a rebuild of your home costs today, and a major loss can run past it. Compare the two before a storm, not after.
Custom work priced as builder-grade
A first estimate often prices custom millwork, impact windows and high-end finishes like standard materials. Line-by-line pricing for what's actually in the house is how that gap gets closed.
Second homes and vacation rentals
Many 30A owners live somewhere else. Damage that sits unseen for weeks gets harder to prove, and lost bookings are covered only if your policy includes rental income and you can show it.
How we handle your claim
The insurer’s adjuster represents the insurance company. We represent you, through the same six steps on every claim.
Policy review
We read the whole policy, including endorsements and exclusions, before the inspection, so we know what it says about the type of damage you have.
Inspection
We inspect the property ourselves and photograph the roof, attic, interior and exterior, so every area of damage is documented.
Our estimate
We write a line-item estimate for the full repair at current local prices.
Working with your insurer
We communicate with your insurer on your behalf, answer its requests and present the documentation that supports your claim. Anyone inspecting for the insurer must give at least 48 hours’ notice before an on-site inspection (§626.854), so we can be there with you.
Appraisal, if it comes to that
If you and the insurer still disagree on the amount, many policies let either side demand appraisal. Each side picks an appraiser, and those two choose an umpire. An award signed by any two of them sets the amount of the loss. Check your policy first, because not every policy has this clause.
Through the close of the claim
We handle the paperwork, supplements and deadlines through the end of the claim. Florida generally gives your insurer 60 days after it receives notice of a claim to pay or deny it, with limited exceptions (§627.70131).
What our clients say
Areas we serve near Santa Rosa Beach
We handle claims across south Walton County, the rest of the Emerald Coast and Florida from our Pensacola office, and every inspection happens at the property. See all service areas.
- Santa Rosa Beach
- Miramar Beach
- Destin
- DeFuniak Springs
- Niceville
- Panama City Beach
Your rights in Florida
If your claim is being paid in installments, this is the rule behind it.
- Replacement cost payments: when a home is insured for replacement cost, the insurer must pay at least the actual cash value of the loss up front, less your deductible, and pay the remaining amounts as repairs are done and expenses are incurred. If the home is a total loss, the insurer must pay the replacement cost without holding back depreciation (§627.7011).
The inspection and policy review are free.
Deadlines to know (§627.70132). A new or reopened claim has to be reported within 1 year of the date of loss. A supplemental claim, for more damage found later on a claim you already filed, has 18 months.
This is general information, not legal advice. Your policy and the facts of your claim decide what applies to you.
Santa Rosa Beach Public Adjuster FAQs
Why did my insurer pay only part of my replacement cost?
With replacement cost coverage, Florida allows the insurer to pay the actual cash value first and the rest as the repairs are done and paid for. Keep every invoice and submit them, because that’s how the held-back amount gets paid.
Is a total loss paid differently?
Yes. If your home is a total loss, the insurer has to pay the replacement cost without holding back depreciation.
My home would cost more to rebuild than my policy limit. What now?
The policy generally pays up to its limit, so the gap is yours unless other coverage applies. If you haven’t had a loss yet, review your limit against today’s rebuilding cost with your agent.
The estimate prices my custom finishes like standard materials. Can that be fixed?
Often, yes. A detailed estimate that names the actual materials, finishes and windows in your house, with current pricing, is how a low estimate gets corrected.
My 30A home is a vacation rental. Is lost rental income covered?
Only if your policy includes rental income or loss of rents coverage. You’ll need booking records, cancellations and past income for the same season to prove it.
Do you cover Miramar Beach and the rest of south Walton?
Yes. We handle claims in Santa Rosa Beach, Miramar Beach and along 30A, plus DeFuniak Springs and the rest of Walton County.
What does the free inspection include?
We come to the house, go through the damage and your policy with you, and give you our view of what the claim should cover. Hiring us afterward is your call.
How long do I have to file?
A new or reopened claim has to be reported within 1 year of the date of loss, and a supplemental claim within 18 months. For a hurricane, the date of loss is its landfall date.
Storm or water damage in Santa Rosa Beach?
Get a free, no-obligation damage inspection and policy evaluation. Call (850) 285-0405.