King Tide & Flood-Ready Checklist

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Every fall, on calm, sunny mornings with no storm anywhere near Florida, the canals rise a little higher than usual — over a low seawall, across a dock, onto the lowest streets. King tides are the highest tides of the season, and they run on a schedule published well in advance. Heavy rain tests the same weak points. Neither one has to be an emergency. Both reward a homeowner who has walked the property once, on a calm weekend, with a checklist in hand.

Before the high water — the calm-weekend walk: seawall cap and soil line, the lot's low spots, drains and downspouts, garage and door thresholds, securing the dock, and the "before" photo set.

While the water is up — what to photograph at the high-water line, ponding and drainage, vehicles, and staying clear of submerged electrical.

After the water drops — the comparison pass: what changed, what to dry, what to write down. Your photos and notes become your insurance documentation set.

City or contractor? — a quick rule of thumb for who gets which call.

My house file — the fill-in block for your elevation certificate, both policies, and the three phone numbers you don't want to hunt for standing in water.

Enter your email and the two-page PDF arrives instantly — print it, work it at your own house, and keep it with your house file.

Get the free checklist — Send Me the Free Checklist: https://reed-kellough.kit.com/6fbed89765

The checklist is the routine; the reasoning lives in the Journal. Read King Tides & Flooding, then come back for the checklist: https://reedkellough.com/king-tides-and-flooding

The full named-storm system is The Waterfront Storm-Season Playbook — LINK AT STAGING.

Also free in the store: the Waterfront Buyer's Due-Diligence Checklist.

King Tides & Flooding: https://reedkellough.com/king-tides-and-flooding

The True Cost of Owning a Home in South Florida: https://reedkellough.com/true-cost-of-owning

Waterfront Homework: https://reedkellough.com/waterfront-homework

Reed Kellough is a luxury real estate advisor with Douglas Elliman and the Eklund|Gomes Team. Licensed in Florida (#3274276), he has spent 14 years selling South Florida luxury and waterfront homes — 200+ closings, most of them waterfront. Based in Lighthouse Point, he works Boca Raton, Delray Beach, Deerfield Beach, Pompano Beach and Lauderdale-by-the-Sea. Follow along: @reedtherealtor · (954) 242-0441 · https://reedkellough.com