She called me because her mortgage payment had gone up by eight hundred and sixty dollars a month.
Nobody lost a job. Nobody got sick. Nobody took out a second mortgage. Her roof turned sixteen, her insurance company sent a letter she stuffed in a drawer, and seven months later the bank was asking for a payment she could not make.
She was not behind because she was careless. She was behind because nobody ever explained what that letter actually starts.
I’m Kady. I help Florida homeowners through foreclosure, hardship, inherited property, illness, divorce, and all the other things that arrive without asking. I am a Realtor with Momentum Realty and I buy houses, and I want to be straight with you about why I wrote this one.
If you read this and you catch the problem at the letter stage, you will almost certainly keep your house and I will never hear from you again. That is a fine outcome. I would rather write the page that keeps a hundred people out of my inbox than the page that gets me ten phone calls from people who waited too long.
Because here is what I see over and over. The homeowner does not understand that an insurance non renewal letter is the first page of a foreclosure, if they ignore it. It does not feel like one. It feels like junk mail from an insurance company. And by the time it looks like a mortgage problem, four or five things have already happened quietly in the background and the number has gotten very big.
So let us walk the whole chain, link by link, with the rules that are on your side at each step. Some of these rules are federal, some of them are Florida statute, and almost nobody tells homeowners they exist.
When your homeowners policy lapses or is non renewed and you do not replace it, your mortgage servicer buys a policy for you called force placed insurance. It is usually far more expensive than a normal policy and it protects the lender, not you and not your belongings. The servicer pays that premium out of your escrow account, which creates a shortage, and then recalculates your monthly payment to cover both the new higher premium and the shortage spread over twelve months. That is how a payment jumps by hundreds of dollars without a single thing changing about your loan. Federal rules at 12 CFR 1024.37 require your servicer to send you a notice at least 45 days before charging you for that coverage, send a second reminder, and refund overlapping premium within 15 days if you prove you had your own policy. Florida law at section 627.7011 limits when an insurer can refuse you over roof age. And Citizens is not a permanent backstop, because a private offer within 20 percent of your Citizens renewal premium ends your eligibility.
- Open the letter. A non renewal notice is the cheapest moment this problem will ever have. Everything after it costs more.
- Force placed insurance does not cover your stuff. You are paying triple for a policy that protects the bank’s interest in the building and nothing of yours.
- You have 45 days of warning by law. If your servicer charged you without that notice sequence, that is a violation and you can say so in writing.
- Proof of your own coverage gets you a refund. The servicer has to cancel and refund overlapping premium within 15 days.
- You can pay an escrow shortage in a lump sum instead of letting it be spread across your payment. Ask.
- Roof age alone is not always a legal reason to drop you. Section 627.7011 and a paid inspection are your two levers.
01The Chain, Link By Link
I want you to see the whole thing at once, because every single person I talk to understands one link and has no idea the others exist. They know their insurance got cancelled. They know their payment went up. They have never connected the two, and the bank certainly never explained it on the phone.
The non renewal or cancellation letter
Your carrier writes to say they will not be renewing you. The reason is usually roof age, a four point inspection, an aerial photo of your roof, a prior claim, or the carrier pulling out of Florida altogether. The letter gives you a date. That date is the only real deadline in this whole story.
Coverage lapses
Maybe you shopped and the quotes were frightening. Maybe you meant to deal with it. Maybe the letter went in the pile with the TRIM notice and the HOA newsletter. Either way the policy ends and now the house is uninsured, which your mortgage contract does not allow.
The servicer finds out and starts the notices
Your carrier or a tracking vendor tells your mortgage company. The servicer then has to send you a first notice at least 45 days before it can charge you for its own coverage, and then a reminder. These arrive looking exactly like every other piece of mortgage mail, which is why they get missed.
Force placed insurance goes on
The servicer buys a lender placed policy and pays the premium out of your escrow account. Your escrow account was funded for a normal premium. It is now several thousand dollars in the hole.
Nothing appears to happen
This is the dangerous part. Your payment stays the same for a while because the escrow analysis has not run yet. People relax. The hole is getting deeper every month and there is no statement telling you so.
The payment recalculates
The annual escrow analysis lands. The new payment covers the higher premium going forward and repays the shortage, usually across twelve months. This is the letter people actually read, because it is the one where the number doubles.
Partial payments and default
You keep sending the old amount because it is what you have. The servicer treats it as a partial payment and may hold it in suspense rather than applying it. On paper you are not paying at all. Late fees start, the credit reporting starts, and the file moves toward default.
Lis pendens
Florida is a judicial foreclosure state, so the lender has to sue. A complaint and a lis pendens get filed and recorded. From the day you are served you have twenty days to file a response with the court. Most people do not know that, and a default judgment is a much worse place to start from.
Eight steps. Nine or ten months, often less. And the only one of those steps that felt like an emergency to the homeowner was step six, which is the point at which five of the useful options have already expired.
I am not telling you this to scare you. I am telling you because every single one of these links can be broken, and the earlier you break it the less it costs. A phone call at step one is free. A phone call at step eight involves a courthouse.
02What Force Placed Insurance Actually Is
People hear that the bank got them insurance and some part of them relaxes. At least somebody handled it. I understand the instinct and I want to take it away from you, kindly, because it is the most expensive misunderstanding in this entire process.
Force placed insurance, also called lender placed insurance or creditor placed insurance, is a policy your mortgage servicer buys when your own coverage lapses. Three things about it matter.
It protects the lender, not you. It is written to cover the lender’s financial interest in the structure. Typically there is no coverage for your personal belongings, no liability coverage if someone is hurt on your property, and no coverage for the cost of living somewhere else while the house is repaired. If a tree comes through the roof, the mortgage company’s exposure is handled. Your furniture, your clothes, your tools, your hotel bill, none of that is.
It is expensive. It is underwritten with no inspection and no information, on a property the insurer assumes is in poor condition, and it is sold to the servicer rather than to you, so nobody in the transaction is shopping on your behalf. It is common to see a force placed premium land at two to three times what a normal policy would have cost on the same house.
You pay for it anyway. The premium goes through your escrow account and comes back to you in your monthly payment. You are paying more money for less protection, and you had no say in either number.
So the goal is always the same. Get your own policy back on, as fast as you can, even if it is not a great policy and even if it costs more than you want. Almost any real policy beats force placed coverage on both price and protection. And as you will see in the next section, replacing it does not just stop the bleeding going forward, it can get some of your money back.
03The 45 Day Notice Your Servicer Owes You
This is the part I most want people to know, because it is a real, specific, federal rule with dates attached, and it is enforceable.
Under Regulation X, at 12 CFR 1024.37, a mortgage servicer cannot simply charge you for force placed insurance whenever it feels like it. There is a required sequence.
| Step | Timing | What it has to do |
|---|---|---|
| First notice | At least 45 days before charging you | Tell you the servicer lacks evidence of coverage, ask for proof, state that force placed coverage may cost significantly more than your own and may provide less coverage |
| Reminder notice | No earlier than 30 days after the first notice, and at least 15 days before charging you | Repeat the request and, critically, state the annual premium cost of the force placed policy or a reasonable estimate of it |
| If you send proof | Within 15 days of receiving it | Cancel the force placed policy and refund any premium you were charged for a period when you had your own coverage in place |
| The charge itself | Any time it is made | Must be bona fide and reasonable, meaning a legitimate cost, not a marked up fee |
Read that third row twice, because it is the one that puts money back in your pocket. If you had a policy and the servicer force placed anyway, or if you got a new policy that overlaps the force placed period even by a few weeks, that overlapping premium is supposed to come back to you. It does not come back automatically in every case. You have to send the proof and ask.
What proof looks like: the declarations page of your policy, showing the property address, the policy period, the coverage amounts, and the mortgagee clause naming your lender. Send it to the insurance department address on the notice, not to general correspondence, and send it in a way you can prove. Email with a read receipt, the servicer’s own document upload portal with a confirmation number, or certified mail. Keep everything.
Before you call anybody, go through your mail from the last twelve months and look for the first notice and the reminder. Check the dates on them. If the reminder did not state the premium cost, or came less than thirty days after the first one, or the charge hit less than fifteen days after the reminder, or you never got one of them at all, write that down with the dates. A written complaint that says on this date you sent this, and on this date you charged me, and the rule requires this gets a different class of response than a phone call that says my payment went up and I am upset. I have seen that single difference turn a conversation around.
And one practical note on phone calls. Ask for the loss mitigation department or the insurance department specifically, write down the name of who you spoke to and the time, and follow up every call with a short email saying what you were told. Servicers are enormous and the person you spoke to last week is not the person reading your file today. The paper trail is the only part of the conversation that survives.
04The Florida Roof Rule Nobody Mentions
Roof age is the single most common reason I hear for a Florida non renewal, and most homeowners accept it as a fact of life. Sometimes it is not.
Florida Statutes section 627.7011 contains a provision at subsection 5 that applies to policies issued or renewed on or after 1 July 2022. In plain terms it does two things.
First, an insurer may not refuse to issue or refuse to renew a homeowners policy solely because of the age of the roof if the roof is less than fifteen years old. If your roof is twelve years old and the stated reason for the non renewal is roof age by itself, that is a question worth asking in writing.
Second, if the roof is fifteen years old or older, you have the right to obtain an inspection at your own expense before the insurer refuses to issue or renew. If that inspection shows the roof has five or more years of useful life remaining, the insurer may not refuse to issue or renew solely because of the roof’s age.
I want to be careful and fair here, because this is not a magic wand. The statute says solely. If the carrier is pointing at active leaks, soft decking, missing shingles, or a failed four point inspection, roof age is not the sole reason and this provision will not save the policy. Insurers also remain free to stop writing in Florida entirely, or to leave a particular county, and that is not a roof question at all.
But here is what I have watched happen. A homeowner gets a non renewal that says roof age, assumes it is final, does nothing, and lapses. For a few hundred dollars for a licensed roof inspection, that same homeowner might have had a letter saying the roof has eight years of useful life left, and a very different conversation with the carrier. Even when it does not reverse the decision, that inspection report makes you dramatically more insurable with the next carrier, because the first thing every Florida underwriter wants to know is the condition and age of your roof.
So if the stated reason is roof age, do two things. Ask the carrier in writing for the specific reason for non renewal. And get a licensed roof inspection with an opinion on remaining useful life. Those two pieces of paper are worth far more than the phone call where you argue about it.
05Citizens Is Not Forever
Nearly everybody in this situation ends up at Citizens Property Insurance, and nearly everybody treats it as a permanent safety net. It is not designed to be one, and the rule that moves people off it catches a lot of homeowners by surprise.
Citizens exists under Florida Statutes section 627.351(6) as the insurer of last resort. Built into that structure is an eligibility test. In broad terms, if a private carrier offers you coverage at a premium that is not more than 20 percent above the Citizens estimated renewal premium for comparable coverage, you are no longer eligible for Citizens. The offer itself ends your eligibility, whether you like the carrier or not.
There is a second mechanism alongside it. Citizens runs depopulation and takeout programmes in which participating private carriers make offers on policies. If you do not respond to a takeout offer, you can be assigned automatically to the participating carrier offering the lowest premium. Silence is not a way to stay put.
And the old thirty day window that once let a homeowner try a takeout carrier and return to Citizens has been eliminated. So the practical reality is this: Citizens is a stop along the way, not a destination, and you should be shopping the private market every single renewal whether you want to or not.
The people this chain hurts worst are retirees in paid down houses on Social Security. Your income is flat by definition, your escrow is not, and a four hundred dollar monthly increase is not an inconvenience, it is the whole margin. If that is you, two things matter more than anything else on this page. Never let the policy lapse, even for a week, because force placed coverage will cost you more than the premium you were avoiding. And look at Florida’s homestead tax deferral as a separate lever on the tax side of your escrow. I wrote a whole piece on Form DR-570, which lets qualifying homeowners defer part or all of the property tax portion. Insurance and taxes both live in your escrow. Easing either one eases the payment.
06The Escrow Math, Worked Out
Let me show you the arithmetic with real numbers, because when people see it written out the panic turns into something they can actually work with.
Say your payment was 1,840 dollars a month. Principal and interest 1,180. Taxes 393. Insurance 267, which is a 3,200 dollar annual premium divided by twelve.
Your policy lapses. The servicer force places at 8,400 dollars a year and pays it out of escrow. Your escrow had been collecting for a 3,200 dollar premium, so it is now roughly 5,200 dollars short. Then the annual escrow analysis runs and has to do two jobs: collect enough going forward for the new 8,400 dollar premium, and recover the 5,200 dollar shortage.
| Line | Before | After force placement |
|---|---|---|
| Principal and interest | $1,180 | $1,180 |
| Property taxes | $393 | $393 |
| Insurance, monthly portion | $267 | $700 |
| Shortage recovery over 12 months | none | $433 |
| Monthly payment | $1,840 | $2,706 |
Eight hundred and sixty six dollars a month, and not one dollar of it is a change to your loan. The interest rate is the same. The balance is the same. Nothing about your mortgage moved. Only the escrow did.
Now look at the shape of that increase, because it tells you where the leverage is. Four hundred and thirty three of those dollars are shortage recovery, and shortage recovery is temporary. It is a twelve month repayment of money already spent. Which gives you two real moves.
Move one. Pay the shortage as a lump sum. You are generally allowed to pay an escrow shortage in a single payment rather than having it spread across your monthly payment. Nobody at the servicer tends to volunteer this. If you can find the 5,200 dollars, from savings, from family, from anywhere, the monthly number drops by that 433 immediately. If you cannot find all of it, ask whether you can pay part of it and have the remainder spread. Partial lump sums are often accepted and almost never offered.
Move two. Ask for the shortage to be spread over longer than twelve months. Twelve months is the common default, not a legal maximum. Servicers have discretion to spread a shortage over a longer period, which lowers the monthly recovery amount. Ask for twenty four or thirty six months in writing and give a reason.
And then there is the third move, which is to fix the thing that caused it. Get your own policy on, send the declarations page, demand the refund of the overlapping premium under the fifteen day rule, and then ask for a new escrow analysis once the real premium is in the account. Do not wait another year for the next scheduled one. The analysis that created this payment was calculated using the force placed premium as your going forward cost. If your actual premium is now 4,100 dollars instead of 8,400, that analysis is wrong and it needs to be rerun. Request it specifically and in writing.
What people believe
My payment went up, so my loan changed and there is nothing I can do about it.
What is true
Your loan did not change at all. The escrow did, and escrow is the part of the payment with the most moving parts and the most levers.
What people believe
The bank got me insurance, so at least the house is covered.
What is true
The lender’s interest is covered. Your belongings, your liability and your temporary housing generally are not. You are paying more for less.
What people believe
If I send what I can afford, at least I am paying something.
What is true
A partial payment can sit in a suspense account without being applied at all. On the file you look like someone making no payments. Call before you short the payment.
07What To Do, Depending On Where You Are
Find yourself in one of these four and start there.
Stage one · the cheapest place to be
You just got the non renewal letter
Write the end date on your calendar. Ask the carrier in writing for the specific reason. If it is roof age, book a licensed roof inspection with an opinion on remaining useful life. Then shop, through an independent agent who writes with several Florida carriers, not just one. Have a policy bound before the end date, even if the price annoys you.
cost of acting now: an inspection fee
Stage two · still fixable quietly
You lapsed and got a notice from the bank
You are inside the 45 day window, which is exactly what it is for. Get any real policy bound, then send the declarations page to the servicer’s insurance address with proof of delivery. Confirm in writing that no force placed charge will be applied. Keep the notice letters with their dates.
cost of acting now: one premium
Stage three · money is recoverable
Force placed coverage is already on
Bind your own policy today. Send proof and demand cancellation and a refund of overlapping premium within 15 days. Then request a new escrow analysis using the real premium, ask to pay the shortage as a lump sum or over a longer term, and get the whole thing confirmed in writing.
cost of waiting: the shortage keeps growing
Stage four · now it is a mortgage problem
You are behind on payments
Do both things at once. Keep fixing the insurance and the escrow, and separately open a loss mitigation file with the servicer. Ring a HUD approved housing counselor, which is free. If a complaint has been filed and you have been served, you have twenty days to respond to the court.
free help exists and it works
I had a homeowner in Duval County last year whose payment had gone up by just over five hundred dollars. She had been sending the old amount for four months and could not understand why the bank kept calling her delinquent when she was paying.
The payments were sitting in suspense. Not applied. Four months of what she thought were payments, parked.
We got a real policy bound in nine days, sent the declarations page certified, and asked for a fresh escrow analysis and the overlapping premium back. Her payment came down to within sixty dollars of where it started. She still owns that house.
I did not make a dollar on it and I will tell that story for the rest of my life. That is what I mean when I say I save more homes than I sell.
08If It Has Already Gone Too Far
Sometimes I meet people at step eight. The roof genuinely needs replacing, the quotes are twenty two thousand dollars, the escrow is six thousand in the hole, there is a judgment coming and there is no version of this where the numbers work. I am not going to pretend otherwise, because the worst thing anybody does to a homeowner in that position is sell them hope they cannot use.
If that is where you are, you still have choices, and they are better choices than a foreclosure judgment.
You may have real equity. Florida values have risen a great deal and a lot of people in default are sitting on a hundred thousand dollars or more without realising it, because they have been looking at the payment rather than the value. If there is equity, selling is not a loss. It is you keeping your money instead of handing it to the court process and the fees.
You can sell before judgment and walk away with cash. You can sell a house with an old roof and an open escrow problem as is, without fixing anything, which is the whole point of what I do. There is no agent commission on a direct sale, no repairs, no cleaning, no showings while you are already having the worst year of your life. And you pick the closing date, which matters enormously when you need time to find somewhere to go.
If there is no equity, a short sale or a deed in lieu may still be available, and both land softer on your credit and your future than a judgment does.
And if a modification or a repayment plan will actually fix it, take that and do not call me. I have written about loan modifications in Florida for exactly that reason. It costs me a sale and it keeps you in your house, which is not a hard trade for me.
Tell me what the letters say and I will tell you plainly what I would do, even if the answer is that you do not need me. No pressure, no obligation, no judgment.
Questions People Ask Me
Can my insurance company drop me just because my roof is old?
Not always, and this is the question most worth pushing on. Under Florida Statutes section 627.7011, for policies issued or renewed on or after 1 July 2022, an insurer may not refuse to issue or renew solely because of roof age if the roof is less than fifteen years old. If the roof is fifteen or older, you may obtain an inspection at your own expense, and if it shows five or more years of useful life remaining, the insurer may not refuse solely over roof age. The word doing the work is “solely.” If there are leaks, missing shingles or failed decking, roof age is not the only reason and the provision will not apply.
What exactly is force placed insurance?
It is a policy your mortgage servicer buys on your property when your own coverage lapses, also called lender placed or creditor placed insurance. It covers the lender’s financial interest in the structure. It typically does not cover your personal belongings, your liability if someone is injured on the property, or the cost of living elsewhere while repairs are made. You pay the premium through your escrow account.
Why is it so much more expensive than a normal policy?
Three reasons. It is written without an inspection, so the insurer assumes the worst about the property’s condition. It is sold to the servicer rather than to you, so nobody in the transaction is shopping for a better price on your behalf. And it is a last resort product by design. Two to three times a normal premium is a range I see often. The federal rule requires the charge to be bona fide and reasonable, which is a floor against markups, not a guarantee of a competitive price.
How much warning does my servicer have to give me?
Under 12 CFR 1024.37 the servicer must send a first written notice at least 45 days before charging you for force placed coverage. Then a reminder notice, no earlier than 30 days after the first and at least 15 days before the charge, which has to state the annual premium cost or a reasonable estimate. If that sequence did not happen on your file, write it down with the dates and raise it in writing.
I got my own policy after the force placed one went on. Do I get money back?
You should. Once you give the servicer evidence that you had your own hazard insurance in place, the rule requires the servicer to cancel the force placed policy and refund any premium charged for a period of overlapping coverage, within 15 days of receiving the evidence. Send the full declarations page showing the property address, the policy period, the coverage amounts and your lender in the mortgagee clause, and send it in a way you can prove you sent it.
My escrow went up and I cannot pay the new amount. What are my options?
Four, usually in this order. Get your own cheaper policy on and have the escrow reanalysed with the real premium. Pay the shortage as a lump sum, or part of it, instead of having it spread across the payment. Ask for the shortage to be spread over longer than twelve months. And if the gap is still there after all of that, open a loss mitigation file, because this counts as a hardship and a repayment plan or modification may be available.
Can I pay the escrow shortage in one payment?
In general yes, and almost nobody offers it to you. Paying the shortage in a lump sum removes the recovery portion from your monthly payment straight away, which in the worked example above is more than four hundred dollars a month. Partial lump sums are frequently accepted too. Ask in writing and get the new payment amount confirmed in writing.
Can I just remove escrow and pay the insurance myself?
Sometimes, but it is usually not available to someone who has just had a lapse, and it is rarely the right move anyway. Escrow waivers generally require a good payment history, meaningful equity, and a loan whose investor allows it. A lapse is precisely the event that makes a servicer want to keep escrowing you. And paying a Florida premium yourself in one annual lump is harder for most households than paying it monthly, not easier.
What happens if I just do not carry insurance at all?
Your mortgage requires it, so the servicer will force place it, which is the expensive path described on this page. If somehow nothing were force placed, you would be carrying the entire risk of a Florida hurricane on an uninsured house, which is not a risk any homeowner can absorb. Being uninsured is also a default under the mortgage in its own right. There is no version of skipping coverage that ends well.
Is Citizens going to be there for me permanently?
No, and it is not meant to be. Citizens is the insurer of last resort under Florida Statutes section 627.351(6). If a private carrier offers comparable coverage at a premium not more than 20 percent above your Citizens estimated renewal premium, you are no longer eligible. In takeout and depopulation programmes, not responding to an offer can mean being assigned automatically to the participating carrier with the lowest premium. The old thirty day window to return to Citizens after trying a takeout carrier has been eliminated. Shop the private market every renewal.
What is the 20 percent rule with Citizens?
It is the eligibility test. In broad terms, if you are offered coverage from a private carrier at a premium that is not more than 20 percent higher than the Citizens estimated renewal premium for comparable coverage, Citizens eligibility ends. The offer alone is what triggers it. Because of that, a Citizens renewal is a good moment to get your own quotes rather than wait and be assigned to whoever a programme hands you.
Can an insurance increase by itself really lead to foreclosure in Florida?
Yes, and it is one of the most common paths I see right now. Nobody forecloses on you for lacking insurance in one step. What happens is that the lapse causes force placed coverage, the force placed premium creates an escrow shortage, the shortage recalculates your monthly payment upward, and then the missed and partial payments on the new higher amount are what the foreclosure is actually based on. The default is a mortgage default. The cause was an insurance letter.
How long do I have once a foreclosure has been filed?
Florida is a judicial foreclosure state, so the lender has to file a lawsuit. Once you have been formally served with the summons and complaint, you generally have twenty days to file a written response with the court. Missing that window risks a default judgment, which takes away most of your ability to raise defences or negotiate from a position of strength. If you have been served, speak with a Florida attorney straight away. Do not wait for the sale date.
The house needs a roof and I cannot afford one. What now?
Be honest with yourself about the number early, because it changes which route makes sense. Get a licensed inspection and a real quote. Check whether your county or city has a housing rehabilitation or roof replacement assistance programme, which several Florida counties run with state and federal funds, usually income qualified and usually with a waiting list. Ask carriers specifically what they would need to write you. And if the arithmetic genuinely does not work, selling as is, before a judgment, with equity in your pocket, is a far better outcome than losing the house and the equity together.
Should I just sell?
Only you can answer that, and I will tell you the truth either way, including when the truth costs me the deal. If a reanalysed escrow, a lump sum shortage payment or a modification gets your payment back to something you can carry, stay. That is the better ending and I will help you chase it. If the roof needs replacing, the escrow hole is deep, the income is fixed and the gap is permanent, then selling before a judgment, on your timeline, with your equity intact, is not a defeat. It is the one version of this where you walk away with money and a choice about where you go next.
Keep reading
A gentle note: I am a Florida Realtor with Momentum Realty and a home buyer, not an attorney, an insurance agent, or a housing counselor, and this is general information rather than advice about your policy or your mortgage. Insurance statutes, Citizens eligibility rules and servicing regulations change, and the details that matter depend on your specific policy, your specific loan and when each was issued. Statutory and regulatory references here reflect publicly available information as of October 2026, including Florida Statutes sections 627.7011 and 627.351(6) and 12 CFR 1024.37. Please confirm anything on this page with a licensed Florida insurance agent, your servicer, and a HUD approved housing counselor, and speak with a licensed Florida attorney if a foreclosure case has been filed against you.
Written by Kady Andreoli, founder of Helping Hand Home Solutions FL and a Realtor with Momentum Realty. Helping Florida homeowners explore every available option, from stopping foreclosure to selling on their own terms. Guidance without judgment, and people before profit. 904-400-2131 · kady@helpinghandhomesfl.com