By Peter Roos
Many barrier island and coastal neighbors have been getting letters from their respective community development folks saying their home is damaged beyond legal repair in a flood zone.
“Substantially damaged” is FEMA’s term when their estimated cost to repair a home in a flood hazard area is more than 50% of its current market value (excluding land value). You can appeal if you believe the actual cost of your property repair is less than 50% of the structure value (or your property has a Local Historic Designation).
How was this estimate determined? Your city or the county contracted with a state-authorized vendor to conduct assessments of damaged properties. A computer program yielded an estimated cost of repair that was then compared to dwelling value under Tools, FEMA/WLM on the property appraiser’s website (www.pcpao.com). If the estimated cost of repair exceeds 50%, the property is determined to be substantially damaged.
The substantial damage estimate process does not include review of SI/SD or FEMA Packet, appraisal, or photos submitted with a Building Permit Application. It also does not consider Local Historic Designation. This information will be considered as part of the appeal process. If you believe the actual cost of repair is less than 50% of the structure value (or your property has a Local Historic Designation), you can appeal the determination.
The process described above is the fastest way for the city to assess more than 3,000 damaged structures but it does not provide a detailed cost analysis of repairs to your property. You may find that actual cost of repairs is lower than estimated and/or that the value of your home or commercial structure is higher than is listed on the property appraiser’s website, thus resulting in repair costs that are less than 50% of value.
You can hire a certified Florida Appraiser to do an independent FEMA appraisal of your property. In the case of our waterfront home, the independent FEMA appraisal Entreken Associates performed on our dwelling in 10 days for $1,500 raised the estimated dwelling value from $242K to 550K, allowing us some breathing space.
More information on this process is posted online at: www.pinellas.gov/sdsi.
What is the appeal process? The city of St. Pete Beach has created an appeal process as follows:
1. Administrative Appeal – Staff reviews all documents provided and may reverse the Substantial Damage Determination. A Notice of Non-Substantial Damage letter will be issued.
2. Public Hearing with Board of Adjustment – if staff are unable to reverse the Substantial Damage Determination, you may request a hearing in front of the St. Pete Beach Board of Adjustment. Decisions made by this board are final.