This is one of the top questions circulating today in Southwest Florida. This may vary by municipality or be subject to change.
First what is the type of damage you have?
- Water only (storm surge flooding)
- partial structural damage (permit needed)
- House has been eliminated (permit needed)
Water only… Can I fix my property without a permit?
Yes. You can secure your property and mitigate against additional damage (wood over broken windows and taking drywall out) Sanibel for instance, allows for a home to be mitigated to the exact level pre storm. Electrical inspection is required before power can be turned on. Fort Myers Beach requires a structural inspection and an electrical inspection and a sign off by city hall before power can be restored.
Partial structural damage or structure eliminated. Can I fix without a permit?
No a permit is needed. FEMA requires all structures to be in compliance with local flood laws regarding Real estate development. Homes built on the ground or to previous flood levels once approved are no longer allowed but are grand-fathered in. This means that you can make improvements to the non compliant structure as long as the improvements do not exceed 50% of the tax assessed improved value of the structure only. (on Fort Myers Beach) or by Appraisal. If an appraisal is needed, the state certified appraiser will determine improved value only. In this method, the appraiser will measure the home, calculate a cost to rebuild, then depreciate it to the day before the storm, while considering the pre-storm condition and amenities. Take that number and divide by 50% and that is the investment you can put into the home.
Often owners will make the decision to sell or demolish the home and rebuilt to current flood standards. If rebuilding is selected, they will most certainly save on Insurance.
For more information contact:
Jay Richter
Florida Licensed Real Estate Instructor
4 year Degree in Real Estate from Florida State University
25+ Years Managing Broker in Southwest Florida
Learn more about the National Flood Insurance Program HERE
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