If your house took on water or lost shingles in a storm, the first thing I’d tell a neighbor is to slow down and document everything before the cleanup crew hauls it away. Take photos and video of every room, the ceilings, the floors, the outside, the fence, the shed. Keep receipts for tarps, fans, hotel nights, anything you spend because of the storm. Your insurer will want proof, and if you later sell, buyers and their inspectors will ask questions you’ll answer more easily with a paper trail. Report the claim promptly and keep a running log of who you talked to and when. How much the policy covers, and whether flood is even included, depends on your specific policy, so read it or have someone read it with you.

Permits are the part people underestimate. In most of Central Florida, repairs beyond paint and cosmetic swaps need a permit from the county or city, and storm damage doesn’t exempt you. Unpermitted work can haunt a sale later when the buyer’s inspector or the appraiser flags it. Pull the permits, keep the inspection cards, and save the final sign-off. If a contractor offers to skip the permit to save time, that’s your cue to find another contractor.

Disclosure is where I’d say talk to a lawyer, because it depends on the situation and Florida rules have their quirks. In general terms, sellers usually have to disclose known material defects, and storm damage and repairs can qualify. Water intrusion, mold you’ve treated, a roof that’s been patched, insurance claims you’ve filed, and any work done without permits are the kinds of things buyers ask about directly on the disclosure form. Answer honestly and in writing. Hiding a flooded crawlspace or a patched ceiling is the kind of thing that turns into a lawsuit after closing.

Then there’s the big fork: repair first or sell as-is. Repairing usually gets you a higher price and a smoother closing, but you’re paying upfront, waiting on permits and contractors, and gambling on the market and the next storm. Selling as-is to a cash buyer or an investor typically means a lower price in exchange for speed and no repair bills, and many of those buyers expect to handle the work themselves. Which is better depends on your equity, your timeline, your insurance payout, and how much of the damage is cosmetic versus structural. Run the numbers with a CPA before you decide, especially on taxes and on how the claim payout interacts with the sale.

One practical note: get a couple of contractor estimates even if you plan to sell as-is, because buyers will discount based on their own guesses, and real numbers help you negotiate. And if you’re unsure about permits or disclosure, a quick call to the county building department or a real estate attorney is worth the hour.

This Orlando guide goes further: selling a flood-damaged house in Orlando.