Hurricane season in Florida runs June through November, and honestly, living in Valrico and Brandon means we're in the direct path more often than we'd like. I've walked through neighborhoods after storms, seen what preparation looks like versus what panic looks like, and the difference is stark. If you're a homeowner here—whether you're on Plant City Drive, off Bloomingdale Avenue, or anywhere in between—you need a plan before the next storm warning drops.

Here are the seven steps I tell every homeowner I work with to actually protect your property and your peace of mind.

1. Know Your Flood Zone and Get Flood Insurance NOW

This is the number-one conversation I have with buyers and existing homeowners. Valrico and Brandon span multiple flood zones. Some properties sit in high-risk areas (FEMA zones AE or VE), while others are in moderate-to-low zones. Just because you're not in a designated floodplain doesn't mean water won't find your house.

Check your flood zone immediately at FEMA's flood map (floodsmart.gov). Enter your address. If you're in a high-risk zone, flood insurance isn't optional—your lender requires it. If you're in a moderate zone, it's still smart. Standard homeowners insurance does NOT cover flooding, period. A single flood event can cost tens of thousands in damage.

Flood insurance has a 30-day waiting period before it activates. Don't wait until a storm is five days out. Buy it now. Contact your insurance agent or shop through the National Flood Insurance Program.

2. Trim Trees and Secure Outdoor Items

Walk your property like a storm is coming this week. Look up. Are there dead branches hanging over your roof? Is a pine tree leaning toward your house? Hire a certified arborist to remove hazardous limbs—this costs a few hundred dollars but saves thousands in roof and structural damage.

Secure anything that can become a projectile: grills, patio furniture, trash cans, landscape rocks, potted plants. Hurricane-force winds turn loose objects into weapons. Store them in your garage or shed, or tie them down securely. Check your roof gutters too. Clean out debris so water flows properly and doesn't pool.

3. Stock Your Emergency Supply Kit (and Actually Keep It Accessible)

Don't buy emergency kits the day before a storm. Build one now and keep it somewhere you can grab it fast.

You need:

• One gallon of water per person per day (three-day minimum—more is better)
• Non-perishable food (protein bars, canned goods, crackers, peanut butter)
• Medications and medical supplies (prescription refills, first aid kit, inhaler, EpiPen)
• Battery-powered or hand-crank flashlight and radio
• Extra batteries
• Cash (ATMs go down in storms)
• Phone chargers (including portable battery banks)
• Important documents in a waterproof container (insurance policies, deeds, IDs)
• Plywood and tarps for emergency roof repairs

Keep this kit in a closet near your bedroom or kitchen, not in a storage unit across town. If you evacuate, grab it and go. If you shelter in place, you'll have what you need.

4. Secure Your Home: Shutters, Garage Doors, and Impact Windows

Broken windows and failed garage doors are how wind and water get inside. Impact windows and doors cost more upfront but are worth every penny if you're staying long-term in Valrico. They resist breakage from flying debris and reduce wind pressure inside your home.

If impact windows aren't in your budget right now, install storm shutters. Accordion shutters are permanent and reliable. Plywood is cheaper but requires time and labor to install. Do a test run before the season—measure your windows now, cut plywood to fit, and label each sheet so you can install them quickly.

Garage doors fail under pressure. If your door is older, consider a reinforcement kit or replace it with a hurricane-rated model. That door is part of your home's structural envelope.

5. Have Your Roof Inspected and Repaired

Your roof is your first line of defense. After any storm, even a minor one, hire a licensed inspector to check for damage. Missing shingles, lifted edges, and small leaks compound during the next hurricane. Fix problems immediately, not after major damage occurs.

If your roof is over 15 years old, talk to your insurance agent. Some companies won't insure older roofs without inspection and repair. A new roof is a significant investment, but it's also proof to your insurer that you're serious about home protection.

6. Create an Evacuation Plan and Know Your Zone

Hillsborough County has evacuation zones. Find yours at the county emergency management website. Know whether you're in a zone that gets ordered to evacuate during a major hurricane. Know your evacuation route—don't rely on GPS when cell networks fail.

Have a family communication plan (again, if you have one). Agree on an out-of-state contact person. Post that person's number where everyone can see it. Establish a safe meeting point if you get separated.

Keep your vehicle fueled. Once an evacuation order is issued, gas stations run dry within hours. Keep your tank at least half full during hurricane season.

7. Document Your Property and Review Your Insurance

Before the season officially peaks, photograph and video every room of your home, your roof, your landscaping, and your driveway. Document serial numbers on expensive items. Store these files in cloud storage—not just on your phone or computer.

Review your homeowners insurance policy. Do you have enough coverage? Have you updated your coverage after renovations or improvements? Is your deductible reasonable? Call your agent and confirm. When a major hurricane hits, you don't want to discover you're underinsured.

Bottom Line

Hurricane season isn't something to fear if you're prepared. The homeowners I know who've weathered storms well did one thing: they made a plan months in advance and stuck to it. No panic. No last-minute scrambling. Trim those trees now. Get your flood insurance this week. Test your shutters in July. When an actual storm warning comes, you'll know exactly what to do because you've already done it.

Stay safe out there.

Frequently Asked Questions

Q: Do I need flood insurance if my home is not in a flood zone? A: If your lender requires it, yes—your mortgage won't close without it in high-risk zones. If you're in a moderate or low-risk zone, it's optional but smart. Flash flooding and storm surge can occur outside official floodplains. The cost is relatively low; the protection is invaluable.

Q: What's the difference between a hurricane watch and a hurricane warning? A: A watch means hurricane conditions are possible within 48 hours—prepare now. A warning means hurricane conditions are expected within 36 hours—finalize preparations and be ready to shelter in place or evacuate.

Q: When should I buy plywood for storm shutters? A: Buy it now, before June. Once a storm is forecast, plywood sells out. Measure your windows, buy the plywood, label each sheet, and store it flat in your garage or shed.

Q: Should I evacuate or shelter in place? A: Follow official evacuation orders. Check Hillsborough County Emergency Management for your zone and stay informed via local news and emergency alerts. If ordered to evacuate, go. If not ordered, sheltering in place with proper preparation is acceptable.

Q: How often should I update my emergency kit? A: Check it twice a year—at the start of hurricane season (June) and midseason (September). Replace expired medications and food. Rotate water supplies and batteries. A kit is only useful if it's current.