My Safe Florida Home Income Limits & Inspection Requirements (2025-2026)

The 2025-2026 My Safe Florida Home cycle introduced income-priority rules that changed how applications get processed. There's still no hard income cap — any Florida homeowner with an eligible single-family residence can apply. But the order in which applications get reviewed and funded is now tied to household income relative to the area median income (AMI), with seniors aged 60+ and lower-income households moving to the front of the queue.

This post breaks down the actual income brackets by county, how household income is verified against your tax return, and what the wind mitigation inspector evaluates during the on-site visit. For everything else about the program, see the complete MSFH guide or the grant eligibility breakdown.

No hard income cap. Any homeowner who meets the property and insurance requirements can apply regardless of income. But the 2025-2026 cycle established a three-tier priority system that controls the order applications are processed:

• Tier 1: Households at or below 80% of the county area median income (AMI), OR any homeowner aged 60+
• Tier 2: Households between 80% and 100% AMI
• Tier 3: Households above 100% AMI

Tier 1 applications get reviewed and awarded first. Tier 2 only after Tier 1 is funded. Tier 3 only after Tiers 1 and 2 are exhausted. Cycles have ended with Tier 3 applications never reaching review when funds run out — so understanding your tier matters more than just being eligible.

Area median income is published by HUD each year and varies dramatically across Florida counties. The 2025 figures (used for the 2025-2026 cycle):

Miami-Dade County

• 1-person household — 80% AMI: $54,800 / 100% AMI: $68,500
• 2-person household — 80% AMI: $62,650 / 100% AMI: $78,300
• 3-person household — 80% AMI: $70,500 / 100% AMI: $88,100
• 4-person household — 80% AMI: $78,300 / 100% AMI: $97,900

Broward County

• 1-person household — 80% AMI: $61,250 / 100% AMI: $76,600
• 2-person household — 80% AMI: $70,000 / 100% AMI: $87,500
• 3-person household — 80% AMI: $78,750 / 100% AMI: $98,400
• 4-person household — 80% AMI: $87,450 / 100% AMI: $109,300

Palm Beach County

• 1-person household — 80% AMI: $63,300 / 100% AMI: $79,100
• 2-person household — 80% AMI: $72,300 / 100% AMI: $90,400
• 3-person household — 80% AMI: $81,350 / 100% AMI: $101,700
• 4-person household — 80% AMI: $90,400 / 100% AMI: $113,000

Martin County

• 1-person household — 80% AMI: $55,250 / 100% AMI: $69,000
• 2-person household — 80% AMI: $63,150 / 100% AMI: $78,900
• 3-person household — 80% AMI: $71,050 / 100% AMI: $88,800
• 4-person household — 80% AMI: $78,900 / 100% AMI: $98,600

These numbers update annually each spring. For the most current figures, check the HUD Income Limits dataset.

The Senior Override

Any applicant aged 60 or older qualifies for Tier 1 priority regardless of income. This is the single most-overlooked rule in the cycle. A senior homeowner with $200,000 of household income still gets Tier 1 processing if they're 60+. Documentation: birth certificate, driver's license, or passport showing date of birth.

The portal asks for the most recent federal Form 1040, all schedules. The verification looks at:

Adjusted Gross Income (AGI)

Line 11 on the 1040. This is the figure compared against the AMI thresholds. AGI is your total income minus specific adjustments (IRA contributions, self-employed health insurance, student loan interest, etc.) — typically lower than your gross.

Household Composition

Number of dependents on the return + spouse if filing jointly. The household-size determines which AMI bracket applies. A married couple filing jointly with two dependent children counts as a 4-person household.

Filing Status Edge Cases

• Head of household with dependents: Counted including the dependents
• Married filing separately: Combine both spouses' AGI when both are on the deed
• Unmarried co-owners on the deed: Combine all owners' AGI; household size = total people in the home
• Adult child living at home but financially independent: Generally not counted; check current portal rules
• Recently retired (income drop): If your most recent return doesn't reflect current income, attach a written statement and current pay stubs/SSA letter

After eligibility is confirmed, MSFH dispatches a state-certified wind mitigation inspector. The visit takes 60–90 minutes and produces an Office of Insurance Regulation Form 1802. The inspector evaluates these specific home features:

1. Roof Cover

Material type (asphalt shingle, tile, metal, modified bitumen, etc.) and Florida Building Code compliance. Newer roofs that were permitted under the current FBC get the strongest credit; older roofs without documented permits get the weakest.

2. Roof Deck Attachment

How the plywood/OSB sheathing is fastened to the rafters. Options ranked from weakest to strongest:

• Standard staples or 6d nails at 6/12 spacing
• 8d nails at 6/12 spacing (FBC minimum)
• 8d nails at 6/6 spacing (improved)
• 8d ring-shank nails at 6/6 spacing (best)

3. Roof-to-Wall Connection

How the roof structure attaches to the load-bearing walls. The hierarchy:

• Toe-nailed (single nails through the rafter into the top plate) — weakest
• Clips (metal connectors at each rafter)
• Single wraps (continuous metal strap wrapping over the rafter)
• Double wraps (two wraps from opposite sides) — strongest

4. Roof Geometry

Hip roofs (sloped on all four sides) score better than gable roofs (vertical wall at each end) because hips deflect wind more efficiently. Some homes are mixed — credit is given for the percentage of hip vs gable.

5. Secondary Water Resistance (SWR)

Whether a self-adhered or fully-adhered membrane sits between the deck and the shingles. Modern roofs typically have it; older roofs typically don't. Adding SWR is a grant-eligible improvement.

6. Opening Protection

Every window, door, garage door, and skylight is evaluated. To get the strongest credit, every opening on the home must have impact-rated protection (impact glass or shutters that meet large-missile or small-missile testing). Mixed protection (some openings impact, others not) gets a partial credit.

7. Window Glazing

Whether the existing windows are laminated impact glass, tempered impact glass, or non-impact. The inspector documents NOAs and FL Product Approval numbers from manufacturer labels visible on the frame.

The 1802 report has two practical uses:

Triggers Insurance Discounts (Even Without the Grant)

Forward the 1802 to your homeowners insurance carrier. Florida law (s. 627.0629) mandates premium credits for documented mitigation features. A typical South Florida home with strong existing features sees 15–35% off the wind portion of premium just from filing the report — independent of whether you do any new work.

Identifies Grant-Eligible Upgrades

The report flags features that fall short of "best in class" — those are the categories MSFH will fund matching grants on. A home with good roof attachment but no impact opening protection will see opening protection identified as the priority upgrade.

Application Submission

• Property appraiser parcel ID (folio number)
• Florida driver's license or state ID
• Most recent federal Form 1040 (for income tier verification)
• Current homeowners insurance declaration page showing windstorm coverage
• Most recent property tax bill or homestead exemption confirmation

Inspection Day

• Photo ID matching the application
• Existing roof permit history if available (helpful, not required)
• Existing window/door product documentation if you have it (manufacturer cut sheets, NOAs)

Grant Application (After Inspection)

• Signed OIR Form 1802 from the state inspector
• Itemized contractor quote(s) with FL Product Approval numbers
• Contractor's Florida license verification page
• Selected product approval certificates (NOA or FL#)

Reimbursement Submission

• All paid invoices with proof of payment
• Closed-out building permit card with all required inspections passed
• Photos of installed products with model labels visible
• Contractor's lien release
• Local building department's certificate of completion

A few patterns that surface during DFS reviews and can void awards:

• Misrepresented owner-occupancy. If the property record shows an address other than the home being upgraded, the homestead claim fails. DFS pulls the property appraiser's homestead exemption status to verify.
• Transferring title mid-cycle. If the home is sold or transferred between award and reimbursement, the original applicant typically forfeits the grant. Coordinate closing dates carefully.
• Insurance gaps. Even a 30-day lapse in windstorm coverage during the cycle can void the award. Renew on time and verify continuous coverage.
• Income misstatement. Tier 1 applicants who get audited and found to be at higher income face possible criminal-fraud referral in addition to grant clawback. The portal's income-tier verification is a self-attestation backed by tax-return upload — DFS does cross-check.

Is there an income limit for My Safe Florida Home grant?

No hard cap. Any income level can apply. But the 2025-2026 cycle prioritizes Tier 1 applicants (≤80% AMI or 60+ in age) first, then Tier 2 (≤100% AMI), then Tier 3 (everyone else). Higher-income households can still qualify but face longer wait times.

How is income verified for My Safe Florida Home?

By Adjusted Gross Income (Line 11) on your most recent federal Form 1040. The portal asks you to upload the return; DFS verifies against IRS records when funding is committed. Recently retired homeowners can attach a written statement plus current SSA/pension documentation.

Does the inspector check every window in the house?

Yes. The wind mitigation inspector documents every window, door, garage door, and skylight. If even one opening is non-impact, the home loses the strongest opening-protection credit and only gets the partial-credit version on insurance discounts.

What if my income changed since my last tax return?

Submit the most recent return as required, then attach a supplementary written statement with current pay stubs, retirement statements, or other documentation. DFS reviews these case-by-case. Recently divorced, retired, or unemployed applicants typically get tier adjustment if the income drop is documented.

Does the wind mitigation inspection itself cost money?

No. The MSFH program covers the inspection cost. If you've already paid for a private wind mitigation inspection in the last 5 years, you can submit that 1802 — but if it's older or if your home has been modified since, the program will send a state inspector for free.

Can my windstorm mitigation discounts and the grant work together?

Yes — they're independent. The 1802 inspection report triggers insurance discounts immediately. The grant funds new mitigation work. After the grant work is completed, your contractor delivers an updated 1802 reflecting the new improvements, and your insurance discounts increase further.

Once you know your tier and have the inspection report, the next decision is project scope. The 2:1 match means $5,000 of homeowner contribution unlocks the full $10,000 state cap — most South Florida homeowners structure projects around that math. Our grant eligibility breakdown walks through the math at common project sizes; for actual installed cost ranges, see our South Florida impact window cost guide. Or request a quote sized specifically against your award letter.