Blog | Your 2025 Guide to My Safe FL Home Grants

Florida homeowners have never been more motivated to “harden” their homes against hurricanes—and with good reason. In summer 2025 the State of Florida reloaded the My Safe Florida Home (MSFH) program with hundreds of millions in funding, offering free wind-mitigation inspections and matching grants up to $10,000 for qualified upgrades like impact-rated windows and doors.

If you’ve wondered whether replacement windows are covered (they are), how to qualify, or how to navigate the application process without missing a step, this guide is for you.

Below, we’ll explain the 2025 updates, who qualifies, which improvements are funded, and how Lipton Window & Door can help you plan a compliant window project that maximizes your grant benefit and long-term insurance savings.

What is the My Safe Florida Home Program (MSFH)?

MSFH is a state program administered by Florida’s Department of Financial Services (DFS). It has two core parts:

  1. A free, program-assigned wind-mitigation inspection that documents your home’s current hurricane-resistant features and recommends specific upgrades; and
  2. A grant to help pay for those recommended upgrades—most notably Opening Protection (impact windows, impact doors, or compliant shutters), roof-to-wall attachment improvements, roof deck attachment upgrades, and secondary water resistance. Only upgrades that your inspection report recommends are eligible for funding.

For 2025–2026, the Florida Legislature allocated $280 million to fund inspections and grants, and the application portal reopened August 4, 2025. Funding is limited and awarded first-come, first-served, which is why applying early matters.

The 2025 Updates at a Glance

  • Big funding year: $280 million dedicated for inspections and grants statewide. (My Safe Florida Home, Florida Realtors)
  • Staggered access by priority groups: New income- and age-based prioritization determines when you can access the inspection and grant application windows. Groups (effective July 1, 2025) are:
    • Low-Income Homeowners age 60+ (≤80% of county median income)
    • Low-Income Homeowners (all ages)
    • Moderate-Income Homeowners age 60+ (<120% of county median income)
    • Moderate-Income Homeowners (all ages)
  • Contractor choice is open: Since mid-2024, homeowners can hire any Florida state-certified contractor (no more fixed MSFH contractor list). You’re responsible for choosing and managing your contractor, who must be properly licensed.
  • Grant structure is unchanged: Standard grants reimburse up to 2/3 of eligible project cost, capped at $10,000; low-income grants can cover actual costs up to $10,000 without the 2:1 match. (All grants require approval before work begins.)

Why This Matters for Window Replacement

One of the highest-impact (pun intended) upgrades you can make is Opening Protection—protecting all exterior openings (windows, doors, skylights, and garage doors) with impact-rated products or compliant shutters. The MSFH knowledge base confirms that impact-rated windows and doors are eligible Opening Protection improvements when recommended by your inspection report.

Two critical clarifications for homeowners planning window projects:

  • You can’t swap compliant for compliant. If you already have compliant hurricane shutters, you generally can’t use the grant just to replace them with impact windows—because your home already has opening protection. The upgrade would be denied.
  • Townhouses are limited to Opening Protection. Townhouses (including attached single-family homes treated as townhouses for MSFH purposes) are eligible only for Opening Protection funding under the program.

For many Floridians—especially in coastal counties—impact windows are the cleanest path to full opening protection and long-term resilience. They also help unlock insurance wind-mitigation discounts mandated under Florida Statute §627.0629, which requires insurers to include actuarially reasonable premium credits for proven wind-loss reductions.

Eligibility: Do You Qualify in 2025?

Inspection eligibility (Step 1)

This is your starting gate. You must satisfy all three:

  • Home type: Single-family, site-built detached home or townhouse, owner-occupied.
  • Homestead exemption: You must have a homestead exemption on the property.
  • Owner-occupied: The home can’t be a second home, vacation home, or rental.

Grant eligibility (Step 2)

Grant eligibility adds a few more requirements:

  • Complete a program inspection first and receive an Initial Inspection Report with recommended improvements.
  • Insured value: Provide documentation showing Coverage A (Dwelling) insured value ≤ $700,000 (low-income applicants are exempt from this cap).
  • Age of home: Initial construction building-permit application before January 1, 2008.
  • Licensed contractor: You must supply your contractor’s name and license number in the application.

Tip: If you’re not sure about homestead status or property type, check with your county Property Appraiser or Tax Collector—MSFH points homeowners there for verification.

The Two-Step Application Process (and Timing)

Apply for Your Free Wind-Mitigation Inspection

Create an account in the MSFH Applicant Portal and complete the Prioritization Questionnaire. Depending on your priority group, you’ll get a window to submit your inspection application. An MSFH-assigned firm performs your inspection (at no cost), and your Initial Inspection Report will identify recommended improvements (e.g., impact windows) that can be grant-eligible.

Apply for the Grant

After your inspection and once your group’s grant window opens, submit your Grant Application in the portal. You’ll confirm your recommended improvements (e.g., “Improvement 1.0 – Opening Protection”), upload required documents (insurance, homestead, etc.), and enter your state-licensed contractor details. Only improvements recommended in the Initial Inspection Report can be funded.

Because funding is limited and first-come, first-served, start early in your group’s window. The portal reopened August 4, 2025, with staged access for priority groups; watch the official site for any additional release phases this year.

How the Money Works (Matching vs. Low-Income Grants)

MSFH offers two grant types:

Matching Grants (most applicants):

Low-Income Grants:

  • Pays actual costs up to $10,000 (no required match) via a check to the homeowner after an approved Draw Request.
  • Additional documentation rules apply; beginning after Aug 4, 2025, low-income grantees must provide homeowners insurance documentation and insurance discount information as requested by MSFH.

Either way, you’ll undergo a Final Inspection to verify that the recommended improvements were completed according to your Initial Inspection Report and program standards. Only items recommended initially and observed finally are funded.

What Exactly Is “Opening Protection”?

Opening Protection (Improvement 1.0) covers windows, exterior doors, skylights, and garage doors. You can meet the requirement with impact-rated windows/doors or compliant shutters. For projects that include glass (glazed) vs. solid doors (non-glazed), the inspection will specify which openings require upgrading. Insurance discounts may require meeting certain protection ratings (A3 is commonly accepted for credits, but confirm with your insurer).

Key rules to know:

  • The inspection report drives eligibility. If your report says to upgrade all windows and your inspector later verifies those upgrades at the final inspection, your project costs can be reimbursed (subject to grant rules). If the report does not recommend certain openings, they aren’t eligible for funding.
  • If you already have compliant shutters, the program won’t fund switching to impact windows just for convenience or aesthetics. It’s about mitigation, not like-for-like swaps.
  • Townhouses can only receive grant funds for Opening Protection—not for roof-related improvements.

Why Impact Windows Are a Smart Play in Florida

Beyond resilience and a quieter, more comfortable home, impact windows can help you qualify for insurance premium discounts. Florida law requires residential property insurers to include credits for proven wind-loss reduction features. When your new impact windows and doors achieve full Opening Protection (and your inspector documents it), you may qualify for credits per F.S. §627.0629 and related rules. Talk to your insurer and share your inspection documentation to update your policy.

Step-By-Step: Planning a Window Project with MSFH

  1. Get your Initial Inspection Report: This is your blueprint—it lists exactly which openings (windows, doors, garage door, skylights) must be upgraded to meet Opening Protection. Only these items are eligible for reimbursement.
  2. Scope to the report: Price your project to complete every recommended opening. Partial protection often reduces or eliminates insurance credits and may complicate reimbursement. (A full, compliant Opening Protection scope is the surest way to qualify for credits with your insurer.)
  3. Choose a state-certified contractor: As of 2024, MSFH allows you to hire any Florida state-certified contractor. Verify their DBPR license, confirm they routinely pull permits for impact window work in your jurisdiction, and get references for MSFH-funded projects. Lipton Window & Door is fully versed in MSFH requirements and local permitting.
  4. Apply for the grant—before work begins: Submit your Grant Application, attach required documents (proof of homestead, insurance Coverage A ≤ $700,000 unless low-income, contractor license info), and confirm your Opening Protection scope as listed in the inspection report.
  5. Permitting and installation: Your contractor obtains permits and installs Florida-approved, impact-rated products to your jurisdiction’s code. Keep all invoices and change orders neat and itemized.
  6. Final Inspection, Draw Request, and reimbursement: Schedule the Final Inspection via MSFH; then submit your Draw Request with a paid-in-full invoice (for matching grants) or documentation required for low-income grants. Reimbursement is capped at $10,000 from the state and, for standard grants, equals 2/3 of the eligible cost.

MSFH-Eligible Improvements (Full List)

As of 2025, MSFH funds four improvement categories when your inspection report recommends them:

  1. Improvement 1.0 – Opening Protection
    • Impact-rated windows or compliant shutters
    • Impact-rated exterior doors and garage doors (glazed and non-glazed)
  2. Improvement 2.0 – Roof-to-Wall Attachment (Clips/Wraps/Straps)
  3. Improvement 3.0 – Roof Deck Attachment (Nailing/Sheathing Upgrades)
  4. Improvement 4.0 – Secondary Water Resistance (SWR)

Note: The program’s Authorized (Eligible) Improvements guide reiterates that only the items recommended by your inspection are reimbursable.

The Role of Income & Age in 2025 (Prioritization Explained)

To manage demand, MSFH uses a prioritization schedule in 2025. Low-income applicants (≤80% of county median income) are first in line, with those age 60+ at the very head of the queue. After that, moderate-income applicants (<120% of county median) follow, again prioritizing age 60+. Your group determines when you can submit applications for inspections and grants. Watch the official site and your portal for “window open” dates.

What About Condominiums?

In 2025, Florida enacted updates to the My Safe Florida Condominium Pilot Program (separate from the homeowner program covered in this guide). Condo associations should review the revised provisions specific to that program; individual condo unit owners are not covered by the standard MSFH homeowner grants described here.

Common Pitfalls (and How to Avoid Them)

  • Starting work before approval: Any work that begins before your grant approval risks being ineligible for reimbursement. Wait for your green light.
  • Scoping outside the report: Upgrades not listed in your Initial Inspection Report (e.g., non-recommended openings or aesthetic upgrades) won’t be funded.
  • Shutter-to-impact swaps: If your shutters already meet code, replacing them with impact windows generally isn’t grant-eligible.
  • Missing the insured value rule: For standard grants, Coverage A must be ≤ $700,000; collect your declarations page early. (Low-income applicants are exempt from the cap.)
  • Using an unlicensed contractor: Only state-certified contractors are allowed; verify licensure and permitting history.

How Lipton Window & Door Helps You Win with MSFH

  • Plan to your report: We review your Initial Inspection Report and design a window/door scope that achieves full, compliant Opening Protection for maximum eligibility and insurance credit potential.
  • Product selection: We specify Florida-approved, impact-rated windows and doors that meet your jurisdiction’s code and your inspection’s ratings guidance.
  • Permitting & documentation: We organize permits, itemized invoices, and completion documents to streamline your Final Inspection and Draw Request.
  • Insurance coordination: We help you compile the inspection documentation your insurer needs to apply wind-mitigation credits under Florida law.

Frequently Asked Questions (FAQ)

Are replacement windows covered by the grant?
Yes—if your inspection recommends Opening Protection for windows (or doors), impact-rated replacements are eligible. The final inspection must verify those upgrades.
What’s the maximum grant amount?
Up to $10,000. For standard (matching) grants the state reimburses up to 2/3 of cost; low-income grants can cover actual costs up to $10,000 without a match. Approval must occur before work starts.
Do I need to protect every opening to qualify?
Follow your Initial Inspection Report. It specifies which openings must be upgraded; only those are reimbursable. Completing all recommended openings often matters for insurance credits.
I already have code-compliant shutters. Can I switch to impact windows with the grant?
Generally no. The program won’t fund exchanging one compliant form of Opening Protection for another.
Do townhouses qualify?
Yes, but only for Opening Protection—not roof improvements. Attached single-family homes are treated as townhouses for MSFH.
What are the 2025 priority groups?
There are four groups, ordered by income and age (low-income 60+, low-income all ages, moderate-income 60+, moderate-income all ages). Your group controls when your application “window” opens.
What are the core eligibility rules for grants?
  • Receive a program inspection first
  • Coverage A (Dwelling) ≤ $700,000 (low-income exempt)
  • Home built before January 1, 2008
  • Use a state-licensed contractor
  • Owner-occupied, homestead, site-built single-family/townhouse
Do these improvements lower insurance premiums?
They can. Florida law requires insurers to include wind-mitigation discounts for proven loss-reduction features. Provide your inspection documentation to your insurer. Savings vary by home and carrier.
Can I start work while waiting for approval?
No. Projects must be approved before work begins to be eligible for reimbursement.
How are payments handled?
Matching grants reimburse after you submit a Draw Request with a paid-in-full invoice. Low-income grants issue payment to the homeowner for actual costs (you still pay your contractor directly).
Who does the inspection?
An MSFH-assigned inspection firm performs the Initial Inspection; you’ll later have a Final Inspection to confirm completed work.
Are condominiums eligible?
Condo associations fall under a separate pilot program with distinct rules; the homeowner program here covers single-family/townhouses.

A Quick Compliance Checklist for Window Projects

  • Homestead, owner-occupied, site-built home or townhouse
  • Coverage A ≤ $700,000 (unless low-income)
  • Initial building permit before 1/1/2008
  • Initial Inspection Report recommends Opening Protection for specified openings
  • State-certified contractor selected and listed in your application
  • Grant approval received (don’t start work early)
  • Permits pulled; impact-rated products ordered/installed
  • Final Inspection scheduled and passed
  • Draw Request submitted with required documentation

MSFH and Insurance: Turning Mitigation into Savings

When your Opening Protection is complete and verified, share your inspection documentation with your insurer. Florida’s statute on mitigation credits (§627.0629) and DFS consumer guidance on Premium Discounts for Hurricane Loss Mitigation back up the case for discounts and deductible benefits where applicable. Actual savings depend on your carrier and how fully you’ve mitigated risk across all features (roof deck, roof-to-wall, SWR, and openings).

The Lipton Advantage

At Lipton Window & Door, we specialize in impact-rated windows and doors that satisfy Florida code requirements and align with MSFH Opening Protection pathways. Our process:

  • Report-driven scoping: Align every opening to your inspection report.
  • Product engineering: Specify products that meet or exceed required certifications for your jurisdiction.
  • Permit execution: Handle permitting to keep your project compliant and inspection-ready.
  • Documentation: Provide detailed invoices and completion materials to support your Draw Request and insurer updates.

Request a free consultation and we’ll help you translate your inspection report into a clean, compliant, and cost-optimized window plan that maximizes your grant benefit.

Final Word (and How to Start)

As of August 21, 2025, funding is active, the portal is open, and priority windows are rolling. The fastest path to grant eligibility is to apply for the free inspection and be ready with your homestead and insurance documents. If your report calls for Opening Protection, impact windows and doors are a straightforward, high-impact upgrade that often unlocks insurance credits while transforming how your home performs in storms. Start at the official website—then talk to Lipton about designing your compliant window scope.

Sources & References

Ready to explore impact windows under MSFH?

Contact Lipton Window & Door to turn your inspection report into a code-compliant, grant-eligible Opening Protection plan—installed right, documented thoroughly, and engineered to withstand Florida’s toughest weather.

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