The Reality Check
We got lucky in Florida in 2025. No big storms. Will we be spared in 2026? Probably not. Hurricane season is a fact of life in Florida, and the question isn't whether a storm will come — it's when. The moment a storm is on the way, phones blow up about hurricane shutters. Who is responsible? The owner? The tenant? You, the property manager?
Getting this straightened out now — before the first tropical disturbance forms in the Atlantic — helps immensely later. When a storm is bearing down, you don't want to be scrambling through lease files trying to figure out who's supposed to be putting up those shutters. You want it already handled, already communicated, and already understood by everyone involved.
What's the Owner's Expectation?
The owner may expect the property manager handles everything. The tenant may expect the owner handles it. And you're stuck in the middle. Without clear, written direction, everyone points fingers at everyone else — and the property sits unprotected while a Category 3 storm churns toward the coast.
Your lease or addendum MUST address all of this. It needs to spell out, in plain language, exactly who is responsible for installing and removing storm protection at the property. If it doesn't, you're setting yourself up for conflict, liability, and potentially serious property damage that could have been prevented.
Don't wait for a storm warning to figure out who's responsible for hurricane shutters. By then, it's too late and your phones will be ringing off the hook.
Florida's Unique Challenges
Living in Florida means being prepared for storms. It's part of the deal. Many homes come equipped with various types of storm shutters or protection devices — accordion shutters, panel shutters, roll-down shutters, impact-resistant windows, or a combination of these. Some properties have brand-new motorized roll-downs. Others have 15-year-old panels stacked in a garage with rusted wing nuts and missing bolts.
The type of storm protection matters because it directly affects who can reasonably be expected to install it. Accordion shutters that simply fold closed and latch? A tenant can handle that in minutes. Twenty heavy aluminum panels that require a ladder, a drill, and 100 specialized screws? That's a different story entirely.
Clarifying Responsibilities in the Lease
It is crucial to clearly define in the lease who is responsible for installing and removing storm protection. This prevents conflicts that arise from differing expectations between owners, tenants, and property managers. When responsibilities are spelled out in black and white, there's no room for argument when the winds start picking up.
Here are the key considerations every property manager should address:
Key Takeaways for Storm Protection
- Address storm protection responsibilities in every lease
- Identify all storm protection devices at the property
- Clearly assign installation and removal responsibilities
- Account for tenants with physical limitations
- Don't wait until hurricane season — prepare now
- Customize your lease addendum to fit your properties
Identify the type of storm protection devices present at the property during the move-in process. Document them. Take photos. Make sure the tenant knows what's there and where it's stored. Decide up front who is responsible for installation and removal — and put it in writing. Specify under what conditions installation should happen (hurricane watch? hurricane warning?). And critically, address what happens if a tenant has physical limitations that prevent them from installing heavy shutters on their own.
Our Default Approach
Our Default Lease Language
Our base lease typically states that tenants are responsible for installing storm protection, with a provision that they must notify management if they are unable to do so. This puts the initial responsibility on the tenant — who is, after all, the person living in the property and most immediately affected by an approaching storm — while still providing a safety net.
If a tenant notifies the property manager that they cannot install the shutters due to physical limitations, age, disability, or any other reason, the property manager can then coordinate with the owner to arrange for installation. This can be customized on a property-by-property basis to fit the specific situation — the type of shutters, the tenant's capabilities, and the owner's preferences.
Be Proactive
Don't wait until a storm is approaching to have the hurricane shutter conversation. By then, everyone is in panic mode, hardware stores are sold out of plywood, and you can't get a handyman for any amount of money. The time to handle this is now — in the lease, at the move-in, and well before hurricane season begins on June 1st.
Clearly outline responsibilities in the lease. Make sure the tenant understands what's expected of them. Make sure the owner understands what's expected of them. Avoid confusion. Ensure proper protection. A few minutes of clarity in a lease addendum can save you hours of chaos when a storm is 48 hours away.
