By Peter Roos
The coastal regions of our area were badly damaged by storm surge from hurricane Helene on Sep. 26, 2024, for the first time in a century, since October 1921. Then we were battered by winds from Hurricane Milton just two weeks later on Oct. 9.
An electrician we have used before told us after the flood that Florida’s electrical code requires all receptacles be raised and any old wiring that got wet be replaced. He went to city hall in early November for a permit to do a partial rewire of our modest 1956 3 bedroom 2 bath home on a seawall that had temporarily been 2 feet below sea level on Sept. 26, 2024. He came back with a FEMA packet for us to fill out.
The cover sheet required accepting the tax assessor’s value for the property, which is low, or attaching your own certified Florida appraisal of its replacement cost the day before the storm. The tax assessor said our property was worth a million dollars, but the building was just 25% of that. When we realized our roof needed replacing due to damage from Milton, in addition to 24 inches or so of flooding, we knew it could cost more than $122,000 to recover. Since our flood policy provided up to $247,000 in coverage, we hired Entreken & Associates, reputed to be the most experienced on old homes on the beach, and 10 days later had a 50-page report pegging the dwelling value at $550,000, allowing us to use all our flood insurance proceeds to bring it back, if necessary.
Having dealt with insurance companies before, we decided that having a public adjuster on our team was worth 10% of the claim. It was Nathan Shepherd of Property Owner’s Advocacy Group from Tampa who helped us get an agreeable settlement, from The Hartford for flood and Heritage for windstorm. Although our relatively flat roof was 25 years old, it could have lasted another 15 years or so, without Milton’s visit. Nathan told us that multiple insurance companies were refusing to cover homes being sold with older roofs, so we might as well plan to do a complete replacement, so we would have a brand new one if we are ready to sell in the next 10 years. There was a 5% hurricane deductible (about $13,000), so his expertise came in handy.
The 42 solar panels that virtually eliminated our power bill for the past 13 years would have to be removed, at least temporarily for the reroofing project.
Some of our neighbors are already back in their homes. We concentrated initially on an alternative living arrangement, and got
“Rental Assistance” from FEMA, which reportedly would supplement a rental of almost $1,800 for up to 18 months. My favorite aunt Mariane, my father’s youngest sister, plays bridge in Connecticut with a lady who owns a condo in DTSP. She offered us her 1/1 at the Beacon in DTSP for that amount, and we have made ourselves comfortable there for the duration.
We had a couple contractors offer to quote, but we did not feel great about any. We decided to wait for a gentleman who was having a knee replaced. By the time he was back in commission, we had already found most of the trades we wanted and had gotten quotes he said were way better than he could do, so he suggested I be my own owner/builder on the project.
I finally submitted our FEMA packet to permitting on Jan. 31, with almost $160,000 in repairs. That triggered a “substantial damage” notice until I sent in our FEMA appraisal. Then we got a surprisingly low 17.8% non-substantial damage letter. The previously applied for electrical permit came through quickly and we started recovery.
The permit department wanted product approval forms for exterior doors and roofing products, for which we had not yet selected replacements, so I asked to put them onto a separate permit. I had to get a plumber to sign on to the permit application, then we got the permit for everything else on March 19. I took numerous trips to city hall, but finally it was in hand. I recorded a
Notice of Commencement with the Clerk of the Court to be able to call for inspections. It is March 21 and Velocity Air is installing a new, energy-efficient Trane System that qualifies for a $2,000 credit on our income taxes. A neighbor, who had installed new doors, said they kept the flood out and 2 feet of sewage backup in his house.
Next week, the plumber is expected. One of the tasks on the plumber’s list is to install a valve in the sewer line. I ordered a Rectorseal Backwater Valve (97034), a professional, automatic check valve designed to allow flow only away from the house.
There is still a lot of work ahead, but progress is being made and there is light at the end of the tunnel.
When it is complete, our home will be mostly new inside. New wiring, appliances, A/C, doors, roof, walls, cabinets and more.
It is the biggest gamble of our lives. The big question on many minds is “When the next storm is coming?”
We were lucky to even be able to rebuild at grade. Many were not so lucky. However, elevated homes can be worth several times more than the cost of lifting them. It can be a great investment if yours is a candidate. If not, there are other alternatives.
“Climate change is making it more important than ever to plan for more serious storm threats. To be safe here long term, we need to be elevated,” said Jim Beggins, a real estate broker who really has been sharing that message for decades.
Jim is working on an affordable platform system on which to mount hurricane-rated modular homes, built in a nice dry factory, and certified hurricane-resistant.
His team will prove 10 basic new models to be built in Madeira Beach on lots as small as 40×75 ft. They are 1200 sq. ft. 3 bedroom, 2 bath, elevated with parking below and “aerial” yard recreation deck on top. Everyone involved in his 10 Madeira Beach prototypes will receive discounts from our suppliers. If you own your lot, even with a mortgage, he may get 100% financing to build a new home. Lots zoned for duplexes on Madeira’s island can have two homes stacked. After Jim’s 10 Madeira Beach prototypes are proven, he’ll expand to other barrier island towns with similar factory built “safety nests”. More info on this simple, not easy. project at 14995 Gulf Blvd Madeira Beach at weekly 1-hour seminars.
If you own a lot in Madeira Beach, contact Jim for more info: jimbeggins@c21be.com. Because of different rules in each beach town, he has chosen Madeira Beach to prove the concept (also because his family has lived here for over 20 years).
As prototype clients are secured, this concept will be expanded to benefit other barrier Island towns with different floor plans.
With your help, Jim says he will perfect these ideas at weekly 1-hour meetings of property owners.
Jim “Property Wizard” Beggins, Broker/Partner. Century 21 Beggins Enterprises. Trusted adviser to property owners for 50+ years located at 14995 Gulf Blvd. Suite D, Madeira Beach. Call 727-254-8144 for more information.