Florida

Fla. insurance fund could be short of cash needs

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October 9  |  Florida, News  |   dbacher

TALLAHASSEE, Fla. (AP) — A state-created fund that backs up private insurers in Florida could fall short of the money it needs to pay off hurricane insurance claims if a major storm were to pound the state.

A new round of estimates drawn up for an advisory panel concludes that the state could fall $1.52 billion short of what’s needed to cover its obligations for the fund.

On Tuesday, the panel will review and approve the estimates, which are similar to ones drawn up earlier this year.

Florida created a special fund after Hurricane Andrew caused widespread damage 20 years ago.

The Florida Hurricane Catastrophe Fund offers insurance companies reinsurance at prices generally lower than those in the private market. It was designed to help keep private insurers from leaving the state. Every company is required to purchase coverage.

But the fund has to borrow money if claims exceed its cash reserves.

Right now, the fund provides $17 billion worth of coverage. It would take a storm slightly larger than Andrew — which damaged tens of thousands of homes — to force the fund to cover all of its obligations.

The new estimates, which were drawn up by consulting with Wall Street firms, conclude the fund is expected to have $8.5 billion in the bank at the end of this year. The fund can also borrow up to $7 billion in the first year following a hurricane, which means it could still fall short of its obligations.

The $7 billion would be paid back with a surcharge placed on every property and auto insurance policy in the state.

Jack Nicholson, executive director of the fund, said one piece of good news is that the latest estimates were similar to ones drawn up last May right before the annual hurricane season.

In the last few years, ongoing fluctuations in the bond markets have made it hard to predict how much money the state could borrow.

But Nicholson says the volatility in bond markets is one reason why he continues to advocate for shrinking the size of the fund before the next hurricane season. Such a move is controversial because it could force insurance premiums to rise.

“We have been lucky the last six years, we haven’t been smart,” said Nicholson, noting the absence of any major storms hitting Florida since 2005.

The top financial advisers to the catastrophe fund emphasize that trying to figure out how much the state could borrow after a major hurricane is an “inexact science.” In the past financial advisers have also emphasized that the fund does not need all its funding at once since it can take months for insurance claims to be filed and paid.

The gap is slightly smaller than what it was in May, but it still reinforces the view of critics who maintain the fund could wind up being a financial disaster for the state. There is a fear that it would require direct aid from the state and federal government if the catastrophe fund is unable to cover all of its claims.

Insurers filings on PIP rates due to OIR by Monday

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October 1  |  Florida, News  |   dbacher

Automobile insurers have until Monday to show Florida regulators how much, if at all, they plan on reducing rates on the personal injury protection, or no-fault, portion of drivers’ policies. This could mean that Florida’s drivers will save money on their insurance bills.

A new PIP law still requires all Florida drivers to carry $10,000 in coverage for accident injuries, but created a lower ceiling of $2,500 in coverage for non-emergency treatment to cut down on abuses.

Jack McDermott, the communications director for the Office of Insurance Regulation, said it’s too early for state officials to really know how the changes in the law will actually affect motorists’ bills.

“It appears the effect of the law for most companies may be to reduce the amount of rate requests, which is a positive development, but not lead to actual PIP rate reductions,” said McDermott.

He emphasized that regulators still have 60 days to review the rate requests before a final decision is made.

Others are hopeful that premium reductions will show up more quickly.

“I fully expect significant premium savings and for those savings to be passed along from insurance companies to Florida drivers,” Florida Consumer Insurance Advocate Robin Westcott said. “By stemming abuses and controlling the skyrocketing costs that come with them, Floridians will see lower PIP premiums.”

Stemming the abuses, however, remains a huge challenge despite recent changes in the law aimed at doing just that, not to mention legal challenges that are likely to be filed after the new rates start taking effect after Jan. 1.

The thrust of Florida’s revamped PIP law was aimed at cracking down on the runaway fraud resulting from bogus pain clinics and staged auto accidents that was increasing the cost of coverage for drivers.

“The bad actors are not going to give up this gold mine easily,” said Sam Miller, vice president of the Florida Insurance Council, an industry group. “The heart of the new law is to focus PIP payments on emergency care and limit non-emergency care to $2,500. If we can’t make this work, all of the reforms may collapse.”

The new law puts a 14-day limit on seeking treatment following a crash. Benefits also will be capped at $2,500 unless a medical doctor, osteopathic physician, dentist, supervised physician’s assistant or advanced registered nurse practitioner determines the injured person has an “emergency medical condition.” Chiropractors cannot make that determination.

Bogus claims and faked accidents are largely responsible for a $1.4 billion increase in PIP costs since 2008, state officials say.

Some insurance experts fear that PIP coverage will be eliminated if the latest version isn’t successful.

“I think this is our last best chance,” said Michael Carlson, executive director of the Personal Insurance Federation of Florida. “You’ve got very smart people, both Democrats and Republicans, who would like to see PIP eliminated.”

But others, including Gov. Rick Scott and Chief Financial Officer Jeff Atwater, want to give it another chance.

The biggest problems have been, and continue to be, in South Florida and Tampa where the fraud is most prevalent and drivers face the most expensive insurance costs. Miami drivers pay an average of $3,193 annually for their insurance – the fourth highest in the country and triple the statewide average, according to statistics from the Insurance Information Institute.

A Hollywood physician and Boca Raton attorney have sent solicitations promoting ways to get around the state’s tougher standards governing the required personal injury protection portion of the insurance.

Dr. Alen E. Gordon of Hollywood wrote attorneys with instructions on what he needs to make immediate examinations and provide immediate reports to PIP insurers.

“We are able to give consultations, prescriptions, follow-up examinations, disability examinations, depositions and testifying in court,” Gordon wrote an omnibus letter addressed: Dear Attorney.

“We will make a rush appointment,” said Gordon, who provided his email address and fax number.

The Florida P.I.P. Law Firm, PA in Boca Raton has circulated an advertisement to medical providers and drivers with phone numbers where they can get legal advice on how to proceed in collecting the maximum amount available.

In a mailer to doctors, physician’s assistants and nurse practitioners, the firm outlined what conditions must be included in a diagnosis for the maximum $10,000 benefit to be paid.

“My office represents chiropractors under the ‘old’ PIP law and will continue to represent chiropractors under the ‘new’ PIP law too,” the advertisement read.

It’s not the first time – or last – that fliers have been sent out in advertisement form seeking ways around the new requirements.

A Tampa company sent fliers to chiropractors in early spring suggesting ways to capitalize on potential loopholes in new legislation.

Not surprisingly, Florida leads the nation in the number of staged accidents.

Since 1972, Florida motorists have been required to buy PIP coverage to make sure anyone injured in a crash receives money to treat their injuries in a timely manner. A driver’s insurance company is required to pay up to $10,000 for medical bills and lost wages no matter who is at fault.

4 companies to pay $1.6 million in fines to get out of optional reinsurance coverage

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October 1  |  Florida, News  |   dbacher

Four private companies that missed the deadline to opt out of Florida’s optional reinsurance coverage will be able to pay $1.6 million in fines to avoid making payments on the coverage that would have cost as much as $4 million for one of the companies.

Homeowners Choice Property and Casualty Insurance Co. and American Coastal Insurance Co. will pay $500,000 each in fines and have already completed their settlement agreements with the Florida Hurricane Catastrophe Fund, or Cat Fund, and the State Board of Administration, the board that oversees the fund.

Settlement agreements for American Integrity Insurance Group and Cypress Property and Casualty Insurance Co. are pending while insurance regulators certify the companies would have sufficient private reinsurance without the state-backed reinsurance. Under the agreements, American Integrity would pay a fine of $335,000 and Cypress would pay a fine of about $280,000.

The companies signed up for Temporary Increase in Coverage Limit – optional reinsurance offered by the Cat Fund – in February. The deadline to opt out of the TICL coverage was June 1, but none of the companies did so.

But some of the companies think the situation was handled poorly by Cat Fund chief operating officer Jack Nicholson.

Nicholson did not like the TICL coverage and pointed to reports from May and October showing the Cat Fund had a shortfall, and couldn’t cover the $17 billion mandatory coverage, much less the $317 million in TICL coverage. Then insurance rating agencies announced they would not give credit to companies for TICL coverage, prompting them to seek private reinsurance coverage.

“Both (SBA executive director) Ash Williams and Jack Nicholson’s actions were unconscionable. They levied excessive penalties on insurance companies who replaced their TICL layers of reinsurance with ‘A’-rated reinsurers in the private market rather than the companies asking their policyholders to risk either delayed payments or no payments for their legitimate catastrophic hurricane claims because of the Cat Fund’s publicly announced inability to fund this coverage,”  Cypress CEO Gary Harger said.

But Dennis Mackee, spokesman for the SBA, says the companies bear the responsibility for not meeting the deadline to opt out, not the Cat Fund.

“The situation was created by the companies’ actions or inactions when they allowed the second deadline to pass which initiated coverage. In fact, this inaction provided them TICL coverage during this hurricane season. We acted prudently, deliberatively, and fairly with those involved to solve it in the best interest of the policyholders, the fund, and the citizens of Florida,” Mackee wrote in an email.

Despite his antipathy for TICL, Nicholson did not want to grant a waiver to the companies, suggesting it would set a bad precedent for companies by providing an incentive to sign up for coverage and then get out of it halfway through hurricane season. The settlements could provide a precedent nonetheless, albeit with some penalty in the form of fines.

“The more concerning precedent would have been no penalty for non-compliance, which could put the fund in an unmanageable situation in future years,” Mackee said.

Still, other industry watchers don’t understand why companies would be fined for getting replacement coverage in the private reinsurance market since TICL couldn’t be covered.

“These companies go do what Jack wants them to do at additional expense . . . and they get penalized for it,” said Jay Neal, executive director of Florida Association for Insurance Reform. “This is all mysterious to me. I find it absolutely bewildering.”

State Farm Florida approved to raise home insurance rates an average 6 percent, regulators say

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September 28  |  Florida, News  |   dbacher

State Farm Florida, the third largest insurer of homes in the state, has just been approved for an average 6 percent rate increase on its home insurance policies.

It’s the fifth increase approved for State Farm’s home insurance policies in Florida since late 2009.

State Farm policyholders also will face a higher deductible on their Florida home insurance in many cases. Out-of-pocket payments on claims will rise from a minimum $500 to a minimum $1,000 on most homes, according to the increase approved by Florida’s Office of Insurance Regulation.

The approval comes as Florida’s largest insurer of homes, state-backed Citizens Property Insurance, also is seeking a rate increase to top 10 percent on average.

State Farm had wanted to raise rates in Florida even more — by nearly 15 percent on average.

That’s after receiving approval to raise its rates for existing home insurance policies an average 27.9 percent effective in 2009; 4 percent effective in 2010; 6.6 percent and 18.8 percent, each effective in 2011.

The new hike takes effect for existing policies starting Feb. 1, officials said.

The pain won’t be evenly spread. On average, State Farm Florida’s home insurance rates will go up 6.4 percent for owners of houses and 6 percent for renters insuring their belongings. Rates for insurance on condominiums will drop on average by 5 percent, regulators figure.

Changes for individual policyholders may vary widely from those averages. After State Farm received a nearly 19 percent increase last year, some South Floridians saw their rates jump more than 100 percent.

South Floridians typically pay higher rates for home insurance than residents elsewhere in the state because of higher risks for hurricanes, according to the Insurance Information Institute, an industry trade group.

Home insurance rates have been soaring in Florida in recent years for several reasons: rising costs to rebuild homes, higher prices for re-insurance and a “hurricane history that has proven this to be a very unprofitable market for property insurance,” said Lynn McChristian, the Institute’s Florida representative.

Approval of a lower-than-requested rate increase for State Farm “may force the insurance company to come back and ask for another rate increase later,” McChristian said.

State Farm Florida said it has sought increases, because it has paid out more in claims and expenses than the money it received in premiums on home insurance policies in recent years

That’s contributed to the company shedding more than 100,000 home insurance policies, losing its spot as the largest private insurer of homes in Florida. It ranked second among private insurers after Universal Property & Casualty Insurance of Fort Lauderdale based on the number of policies in force this spring, state data shows.

Citizens insures the most homes in Florida as the state’s insurer of last resort. Besides raising rates, Citizens also is looking to shed some 300,000 policies — or a fifth of its portfolio — to cut its risks.

State Farm Florida home owner rate changes approved for existing policies:

Effective Dec. 1, 2009: +27.9 percent

Effective April 15, 2010: +14.3 percent

Effective March 15, 2011: +6.6 percent

Effective July 15, 2011: +18.8 percent

Effective Feb. 1, 2013: + 6.0 percent

Sources: State Farm Florida, Florida’s Office of Insurance Regulation

Price hike expected for flood insurance

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May 4  |  Federal Emergency Management Agency, Florida, National Flood Insurance Program, News  |   dbacher

WASHINGTON – The National Flood Insurance Program, the only source of coverage for 2.1 million Florida households, will raise its rates by an average of 5 percent in October and maybe as much as 20 percent in high-risk areas over the next few years.

Federal officials also have told Florida insurance agents they can no longer provide discounts of up to 15 percent for their customers.

The looming increases are another jolt to home ownership in the state, especially in coastal areas or along inland waterways near sea level, where lenders cannot finance a mortgage without flood insurance. Some of the riskiest areas may even be excluded from coverage, making further development untenable in those parts of the state.

Higher rates are inevitable as Congress lumbers toward revamping the insurance program, which is mired in more than $18 billion of debt.

“People who receive the most subsidies in risky areas will see big premium increases, probably phased in,” predicted Eli Lehrer, national director of the Center on Finance, Insurance and Real Estate at The Heartland Institute in Washington. “Rates have to go up. The real question is: Will the program be sustainable? It cannot continue at the rates it has now.”

The impact is especially significant in Florida, home to 2.1 million of the nation’s 5.6 million flood-insurance policies. The most vulnerable areas to flooding are on the southern tip of the peninsula below Lake Okeechobee and along the Atlantic coast east of Orlando.

A bill already passed by the House would set premiums more in line with actual risks, which would raise rates in some places and lower them in others. The Senate is considering its own version. Both bills would modernize maps used to designate flood zones and determine rates.

Congress must agree on reforms — or pass another extension of the current program – by May 31 to prevent it from expiring. The program has lapsed several times in recent years while Congress remained deadlocked, wreaking havoc with Florida real-estate deals because many cannot be closed until flood insurance is secured.

“There could be a short-term blip if closings are delayed,” said Mike Larson, a real estate analyst at Weiss Research in Jupiter. “It can change what you owe for closing costs. There are some hitches that could come up if you cannot write flood insurance policies.”

The Federal Emergency Management Agency, meanwhile, has informed Florida insurance companies that as of Oct. 1 they will no longer be able to provide “rebates,” or discounts that have sliced premiums for some customers by as much as 15 percent.

A Vero Beach company, Statewide Condominium Insurance, has launched a petition drive, rounding up signatures from Florida residents to pressure FEMA to save the rebates. The goal is 100,000 signatures by Aug. 1.

The company says it has rebated more than $2 million a year to its clients, and some other companies are making similar offers.

Homeowners can purchase flood insurance directly from FEMA. But most buy coverage through insurance agents, who typically deal through an intermediary known as “Write Your Own” companies, which acquire policies from FEMA.

The government gets the full premium and shoulders the risk. But some agents in Florida, making use of state law, rebate some of their sales commissions to attract customers.

A FEMA spokesman said the agency decided to quash rebates because the program is “better served by a system of uniform national pricing that will ensure policyholders pay the same price for the same risk.”

He noted that 48 other states consider rebates “an illegal inducement to purchase insurance,” and that rebates have sparked complaints from competing agents and companies.

FEMA decided that rebates emphasize price over protection and lead to “policy churning,” prompting consumers to buy new or replacement policies year after year that drive up operating costs for the program. And rebates can lead to discrimination among policyholders, FEMA concluded.

But ending rebates means that many Floridians will pay more, said Jerry Wahl, president of Statewide Condominium Insurance. “Times are tough,” he said, “and we believe all businesses should be permitted to conduct operations in accordance with Florida statutes.”

Florida holds 37 percent of policies nationwide.

Of all the cities and counties in the state, unincorporated Miami-Dade Countyhas the most policies by far, with 194,982. Unincorporated Palm Beach County has 72,568, Miami has 48,945, Miami Beach 47,523, Fort Lauderdale 43,299 and unincorporated Broward County 34,809.

Inland Florida generally has less coverage, but some parts are still prone to flooding. Orlando has 3,962 policies, and unincorporated Orange County has 11,744. The risk of flooding gets worse along the Atlantic coast, where unincorporated Brevard County has 27,143 policies.

Florida flood insurance put at risk

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April 30  |  Federal Emergency Management Agency, Florida, News  |   dbacher

State officials propose a fix

– The Florida Legislature‘s attempt to speed building permits and kickstart construction has inadvertently put the state’s homeowners in jeopardy of being booted out of the National Flood Insurance Program.

Without flood insurance, you can’t get a mortgage in much of Florida. The impact on housing, construction and the state’s fragile real estate market would be devastating.

But state officials have a fix in the works. They say Florida simply cannot afford to be excluded from national flood coverage.

“Florida is a low-lying peninsula with a lot of land at or below sea level. It’s got to have flood insurance,” said Eli Lehrer, an expert on flood insurance at The Heartland Institute, a free-market think tank in Washington and Tallahassee. “And right now, the National Flood Insurance Program is the only game in town. It’s not realistic to think that Florida could withdraw from NFIP tomorrow.”

The problem stems from a bill passed by the Legislature last month with little sign of controversy.

Since then, the Federal Emergency Management Agency has warned Gov. Rick Scott that the bill contains a provision that could make the state ineligible for federally subsidized national flood insurance. Scott plans to review the bill before deciding whether to sign it, a spokeswoman said this week.

The provision says that Florida communities are no longer required to get approval by any federal or state agency before issuing building permits. But FEMA says it cannot provide flood insurance to communities that do not meet certain conditions. Those include observing federal flood-plain management rules that exclude development in some flood-prone zones and require buildings to be elevated on higher ground or foundations in other risky places.

The new Florida legislation could impede enforcement of such requirements “and may jeopardize the state’s voluntary participation in the NFIP,” FEMA regional administrator Major P. May told Scott in a letter last month.

May noted that Florida is especially dependent on the program. “There are 459 communities participating in the NFIP in Florida,” he wrote, “and there are 2,059,371 flood insurance policies in the state with just over $471 billion in flood coverage.”

That includes 377,575 policies in Broward County, 163,926 in Palm Beach County and 382,499 in Miami-Dade County.

Anxious to resolve the matter, state officials suggested allowing communities to issue permits under the new bill but stipulating that all federal and state requirements be met before actual construction can begin. The idea is to accelerate the permitting process while still complying with federal demands.

In response, FEMA indicated that this arrangement might be acceptable as long as the stipulation is properly enforced. The agency and Scott are now reviewing the matter.

“It’s a sign that FEMA will work with us on this,” said William Booher, external affairs director of the Florida Division of Emergency Management.

“We are confident that any potential issues with this bill in regard to the flood insurance program will be worked out between FEMA and the state, and we would not see any disruption,” he said.

The hitch underscores the importance to Florida of the controversial flood-insurance program.

“It’s $18 billion in debt, with no way to pay it back,” said Lehrer, one of many critics. “It encourages construction where it shouldn’t happen, damages the environment and impedes the development of a private market for flood insurance.”

But unless the private market presents a real alternative, he said, states like Florida will depend on the govenment subsidized program.

Congress has allowed it to lapse in recent years before renewing it long enough for members haggle over a long-term extension. It will expire on May 31 unless Congress takes action.

The House passed a bill last year to revamp the program. The Senate is considering its own version.

Each time the program nears an expiration date, Florida real estate agents fret they will not be able to process new home loans.

“If it is not renewed, there would be a lapse, which would wreak havoc with real estate closings, particularly in Florida.” Lehrer said. “This has happened several times in the last five or six years. It’s not an end-of-the-world situation. They (Congress) just kick the can down the road again.”

Florida called ‘ground zero’ for flood risk

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March 21  |  Florida, Global Warming, News  |   agetz

Global warming could swell seas three feet higher by 2100, putting more than 1.6 million Floridians at risk of flooding, according to research released Wednesday.

That many people in Florida live less than three feet above the high-tide line. And even more could fall within harm’s way from storm surge as melting ice caps catch up to all the warming in recent years, the researchers said.

“When you remove an ice cube from the freezer and put it on the table, it takes a while to melt,” said Ben Strauss, a researcher with Climate Central, a nonprofit group of scientists and journalists based in New Jersey. “While we still have time to act to slow sea-level rise, in the long run we’re already committed to a certain amount of sea-level rise.”

Strauss helped write two new studies that show for the first time the possible vulnerability of the nation’s population, housing and land from sea-level rise, including local timelines for how fast the risk is likely to increase.

The studies, published in Environmental Research Letters, also included scientists from the University of Arizona and the National Oceanic and Atmospheric Administration.

They mapped how the threat from even small increases in sea level affect storm surge, especially for people living less than 1 to 6 meters above the local average high tide line.

They found:

Florida ranks the most at-risk in the nation, with 894,339 housing units less than 1 meter above the high-tide line.

About 12,355 square miles of the coastal U.S. (an area bigger than Maryland) and 2,206 square miles in Florida lies less than 1 meter above the high-tide line, threatening about 2 million houses and 3.7 million people.

At the closest tide gauge to Brevard that the researchers examined, Fernandina Beach, sea level rose an average of 2.4 millimeters a year from 1959 to 2008.

Climate Central also plans to launch a website, SurgingSeas.org, which includes an interactive map to search risks at the neighborhood level.

“Florida is ground zero for sea level rise,” Strauss said.

(Page 2 of 2)

“The impacts that we present are probabilities,” he added. “People choose to live with different risks. This is not a guarantee of a result.”

At current sea-level rise estimates of 2 to 3 millimeters per year in Florida, the ocean would take more than 400 years to rise by 4 feet.

But fire, sewer, roads and other critical infrastructure along the Space Coast could be compromised by half that amount of rise, which could happen by 2050, according to a study two years ago of Satellite Beach. A quarter of the city’s current 3.4 square miles would go under water by 2100 if sea level rises 4 feet or higher, according to the study by a Melbourne consultant and a researcher at Florida International University.

“A lot of the flooding will occur along the lagoon side,” said Randall Parkinson, a local geologist who worked on the Satellite Beach study.

“I don’t think the state has a strategy, in fact I know they don’t,” Parkinson said.

“It’s a lot about what happens after you have a catastrophic event, how do you redevelop?” he said of the planning Florida ought to be doing.

In 2009, Broward, Miami-Dade, Palm Beach and Monroe counties formed a compact to map out ways to adapt to climate change.

“At the state level, I think we’re going backwards,” Parkinson said. “But regional and local, that’s where we are beginning to see some progress.”

“The impacts that we present are probabilities,” he added. “People choose to live with different risks. This is not a guarantee of a result.”

At current sea-level rise estimates of 2 to 3 millimeters per year in Florida, the ocean would take more than 400 years to rise by 4 feet.

But fire, sewer, roads and other critical infrastructure along the Space Coast could be compromised by half that amount of rise, which could happen by 2050, according to a study two years ago of Satellite Beach. A quarter of the city’s current 3.4 square miles would go under water by 2100 if sea level rises 4 feet or higher, according to the study by a Melbourne consultant and a researcher at Florida International University.

“A lot of the flooding will occur along the lagoon side,” said Randall Parkinson, a local geologist who worked on the Satellite Beach study.

“I don’t think the state has a strategy, in fact I know they don’t,” Parkinson said.

“It’s a lot about what happens after you have a catastrophic event, how do you redevelop?” he said of the planning Florida ought to be doing.

In 2009, Broward, Miami-Dade, Palm Beach and Monroe counties formed a compact to map out ways to adapt to climate change.

“At the state level, I think we’re going backwards,” Parkinson said. “But regional and local, that’s where we are beginning to see some progress.”

Condo Owners Rights Can Be Stripped in Bulk Sale!

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September 27  |  Florida, News  |   agetz
Imagine owning a unit in a South Florida condo tower only to have an investment group – which holds a supermajority of the association’s voting power – decide to strip away all individual property rights by converting the entire project into a rental complex to be placed under the exclusive control of a non-owner entity.

Now consider the additional challenges created for individual unit owners – even those opposed to converting from a condo association into a rental community – who had purchased their units at the peak of the real estate boom using traditional bank financing that typically requires borrowers to repay their mortgages or face foreclosure litigation for the outstanding balances.

This scenario – dubbed a “plan of termination” – is now occurring at a steady pace at troubled condominium projects throughout the South Florida region as bulk buyers attempt to consolidate control and reduce expenses in hopes of stabilizing a project and bolstering returns.

Since 2008, at least 51 condominium associations – including seven projects in the year 2011 – have been “terminated” in the tricounty South Florida region of Miami-Dade, Broward and Palm Beach counties under such a scenario, according to government records.

No project exemplifies this “plan of termination” scenario better than the new 16-story Jenny Tower condominium just west of Greater Downtown Miami near the future home of the Florida Marlins baseball team.

In August, a bulk buyer, Miami-based Somerset Tower Apartments LLC, which controls about 90 percent of the Jenny Tower units voted to terminate the association that governs the three-year-old project on Northwest 15th Street Road just west of the University of Miami / Jackson Memorial Hospital campus.

As the owner of more than 100 units out of a total of 115 residential units in the Jenny Tower, the bulk buyer – which obtained ownership through the purchase of a distressed loan and subsequent foreclosure auction – supported a “plan of termination” that transferred all ownership rights to a trustee empowered with complete control and “sole discretion” to operate the project.

Under the plan, all Jenny Tower unit owners were immediately converted into “beneficiaries” who are entitled to a stake in the rental project.

As part of the arrangement, a designated trustee has been directed to obtain an independent appraisal of “fair market value” of all units and common areas in the Jenny Tower.

The appraisal would establish a value – based on every unit in the tower plus the common areas – for the newly converted rental complex. Under the termination plan, the original bulk buyer would have the first option to purchase the entire complex at the appraisal value regardless of whether individual owners want to sell.

Under the approved termination plan, all owners are to be paid an amount that reflects their percentage stake – a combination of their individual units and their share of the common areas – of the appraised value of the former condo project, Jenny Tower.

The total dollar amount unit owners are entitled to does not factor in the original purchase price or any outstanding loan amounts of the respective condo units.

In fact, the termination plan anticipates that lenders who provided loans to individual unit owners in the Jenny Tower “will receive less than the amounts necessary to fully satisfy their mortgage liens,” according to the plan recorded in Miami-Dade County.

Despite the potential hardship individual unit owners could face from lenders going forward, the plan authorizes the designated trustee to proceed “as it sees fit, without requiring the consent of any units owners/ beneficiaries or lienors, inasmuch as the plan confers the trustee the authority to protect, conserve, manage, sell, or dispose of the condominium property,” according to the plan.

To assess the financial impact of the adoption of the “plan of termination” of the Jenny Tower, consider that individual buyers purchased 14 units in the project at an average price of nearly $345 per square foot between April and July of 2008, according to Miami-Dade County records.

As of 2011, these same 14 units have an assessed value of $91 per square foot, according to the Miami-Dade County Property Appraiser’s Office.

This constitutes a 74 percent swing from the original average purchase price in 2008 compared to the current assessed value in 2011.

Contributing to the challenges, the Jenny Tower is in a neighborhood where developers created a dozen condominium projects with more than 1,400 units since the South Florida real estate boom began in 2003.

At the end of 2010, developers still controlled a sizable chunk of unsold inventory between the new Florida Marlins baseball stadium and the University of Miami / Jackson Memorial Hospital campus.

As with the Jenny Tower, the longer the South Florida residential real estate market takes to correct, the greater the chances are that bulk buyers will consider “plans of termination” that strip away unit owner rights as a strategy to reorganize troubled condominium projects struggling to survive amid the downturn.

Peter Zalewski is a principal with the Bal Harbour-based real estate consultancy Condo Vultures. Zalewski, who has had a Florida real estate license since 1995, works as a consultant for private equity groups and institutional investors.

Peter Zalewski

Miami Herald 
September 25, 2011

Fla. hurricane fund chief warns state in danger

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September 27  |  Florida, News  |   agetz

Florida’s hurricane fund chief is warning that the state-created fund used to help insurers pay off claims after a big storm is in danger.

The state has relied on a hurricane fund ever since Hurricane Andrew devastated South Florida nearly 20 years ago. Insurers get help to pay homeowners if a hurricane – or a series of hurricanes – results in widespread damages.

But Jack Nicholson, the chief operating officer of the fund, told state legislators on Wednesday that the fund is on “shaky ground.” He said ongoing turmoil in the world financial markets is raising questions about whether the fund could borrow enough money to help insurers after a hurricane.

This year the fund is providing $18.5 billion worth of coverage, and while it has more than $7 billion worth of cash on hand, it would still need to borrow another $11 billion.

“I think we are dangerously overexposed considering the current reality of the marketplace,” Nicholson said. “… It scares me to death where we are.”

Nicholson used the warnings as part of a pitch to state lawmakers to scale back the size of the Florida Hurricane Catastrophe Fund. That would likely cause insurance premiums to rise but it has the backing of many key Republicans, including Gov. Rick Scott.

Every insurer currently in Florida is required to purchase coverage from the “Cat Fund” as it also called. The fund provides a backstop to insurers at a rate that is generally cheaper than reinsurance sold by private companies. Nicholson estimated that this low-cost option probably results in insurance premiums being about 25 percent cheaper.

If a storm causes enough damages the insurer can ask for reimbursements from the fund. But if the hurricane fund runs out of cash due to a large storm, it borrows money to pay insurers.

The state pays off its debts with an assessment, or what some call a “hurricane tax,” that is placed on nearly every insurance policy in the state, including auto insurance policies. Right now, homeowners and drivers in Floria are paying off charges due primarily to Hurricane Wilma.

Nicholson, however, said he’s less worried about future hikes in the “hurricane tax” because right now he’s not sure he can even borrow enough money. He said the turbulence in the financial markets this summer has created “tremendous uncertainty.”

The Republican-led Legislature – including then House Speaker Marco Rubio – agreed with Gov. Charlie Crist to greatly expand the size of the fund back in 2007 as part of an effort to lower insurance rates. Two years later legislators started whittling the fund back down but Nicholson says more needs to be done.

“The Cat Fund needs to be right-sized,” Nicholson said. “It’s too much when you are expecting to depend on 10 billion or greater of debt.”

State Sen. Alan Hays, R-Umatilla, said he considered it “fraud” to force insurers to buy coverage from the fund if there is no guarantee the fund can pay for storm damages.

“We’re taking a tremendous gamble which I find unacceptable,” Hays said.

But any move by state lawmakers to change the hurricane fund could run into opposition from coastal lawmakers concerned about raising insurance rates during bad economic times.

“We need to go very slowly,” said State Sen. Mike Fasano, R-New Port Richey. “I have great concerns of the ramifications of what this will do to every property insurance policy holder in the state. We’re not just talking about homeowners. We’re talking about mobile home owners, condo owners and small business owners.”

The governor, however, agrees with Nicholson. He said he would prefer insurers to rely on other sources of help instead of utilizing the state-created hurricane fund.

“I like free markets, I believe free markets work,” Scott said. “I believe free markets are efficient so I would like to downsize the Cat Fund responsibly.”

Posted on Wed, Sep. 21, 2011

By GARY FINEOUT

Associated Press

Citizens Property Insurance rates are headed up, regulators decide

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September 27  |  Citizens, Florida, News  |   agetz

Homeowners insurance rates for Citizens Property Insurance policyholders will rise by a 6 percent statewide average next year, regulators said Monday night.

The average increase approved for many parts of South Florida next year is nearly 10 percent, on top of average increases of about 10 percent for most parts of South Florida this year. An individual policyholder’s premium can vary from statewide and regional averages.

Regulators approved average decreases for some parts of South Florida.

State-backed Citizens, Florida’s largest property insurer, had asked for a statewide increase of 21 percent for homeowners policies, driven largely by triple-digit rate hikes for sinkhole coverage, which is in demand mainly in the western part of Florida.

The 6 percent increase for homeowners policies approved by the Office of Insurance Regulation includes a 39 percent average rate hike for sinkhole coverage and an increase of nearly 9 percent for rental and vacation home policies, including a 97 percent rate hike for sinkhole coverage.

Regulators said sinkhole claims have increased dramatically but Citizens officials didn’t justify the need for their proposed increases of 447 percent and 632 percent for sinkhole coverage for homeowners and dwelling-fire policies, respectively, and they should have done a better job of taking into account the impact of a sweeping law passed this year to lower sinkhole claims.

“The Office’s decision is intended to reflect the Legislature’s intention to give Citizens [financially] supportable rates for the sinkhole portion of the premium,” Insurance Commissioner Kevin McCarty said in a statement. “Although more credible data and study is required, these established rates will start Citizens on the path of having a sound rate for their sinkhole risk.”

Citizens collected $32 million in sinkhole premiums in 2010 and projected paying out $245 million in claims expenses.

Sinkhole coverage does not affect renters, condo unit owners, and homeowners with multi-peril policies who choose not to purchase it.

There are 84,908 policies in South Florida with sinkhole coverage, largely because it costs very little, about $3 to $20 on average. Citizens automatically adds sinkhole coverage to policies except in Pasco and Hernando counties.

State law caps the annual premium increase for Citizens policyholders at 10 percent, but that excludes coverage changes, surcharges and sinkhole coverage.

That’s why policyholders may see much higher increases if Citizens does a new estimate of their homes’ rebuilding cost.

Sen. Mike Fasano, R -New Port Richey, wrote Citizens President Scott Wallace last week asking why it increased the rebuilding cost for George Pearson, a policyholder in Holiday, Fla., to about $224,000 even after Pearson hired an appraiser that concluded his home would cost about $128,000 to replace.

At a hearing on Citizens’ rates last week, regulators asked Citizens to provide a report of how many policyholders were required in recent years to have more coverage because of new rebuilding cost estimates.

Fasano and another legislator praised McCarty and policyholders who opposed the increase. Policyholders of Florida, a group formed by a Tampa attorney, brought busloads of people donning blue t-shirts to the hearing last week.

By Julie Patel

South Florida Sun-Sentinel

11:25 PM EDT, September 19, 2011

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