Post-Storm Recommendations for Floodplain Management

Key Information

• Subject: Rebuilding and repairing after a storm in Manatee County.
• FEMA 50% Rule: Important for property owners who have sustained damage.
• Permit Fees: Waived for certain building permits until December 31, 2024.
• Substantial Damage/Improvement: Defined under floodplain management regulations.
• Contact: Building and Permitting Department – (941) 748-4501, ext. 3800.
• Website for Assistance: DisasterAssistance.gov

Download the Initial Damage Assessments Door Hanger

Download the Initial Damage Assessments Door Hanger

Following a storm, homeowners and business owners may face the challenges of rebuilding or remodeling. It is essential to be aware of the FEMA 50% Rule, which is crucial for property owners who have sustained damages. Manatee County enforces floodplain management regulations that can impact reconstruction efforts, especially if your property experienced structural or interior damage.

Compliance with these laws is necessary for access to federally subsidized flood insurance, ensuring the safety of lives and investments from future flood damages.

Fees Waived for Certain Types of Building Permits

In support of residents, the Development Services department is waiving building permit fees until December 31, 2024, for specific repairs. This covers standard replacements (like doors, windows, and roofs) and minor electrical work. However, a Substantial Damage Review is mandated for properties within flood zones. If outside a flood zone, permit requirements may be less stringent, particularly for drywall repairs.

Residents can verify contractor registrations, access their permit history, or report concerns by reaching out to the Building and Permitting Department at (941) 748-4501, ext. 3800.

Save yourself time, aggravation, and money by reading the following information carefully:

Property Owner Responsibilities

1. Obtain safety inspections before entering damaged structures.
2. Document all damage through photographs.
3. Contact insurance companies for NFIP-covered properties and submit “Proof of Loss” within 60 days.
4. Register for emergency assistance at Disaster Recovery Centers or online.
5. Apply for permits with documented damage and cost estimates for repairs.
6. Collaborate with local officials on permitting requirements.
7. Provide Elevation Certificates to verify construction compliance with flood regulations.

SUBSTANTIAL DAMAGE refers to damage that costs equal to or exceed 50% of the building’s market value to restore it. This includes considering flood-related damages occurring multiple times over ten years.

SUBSTANTIAL IMPROVEMENT is defined as repair or improvements that cumulatively exceed 50% of the building’s market value over one year.

Buildings recognized as “substantially damaged” or “substantially improved” must comply with flood damage prevention regulations, potentially requiring elevation or removal from flood zones. The following steps are taken to determine substantial damage and improvements:

1. Provide an Elevation Certificate or survey for structures in special flood hazard areas.
2. Market Value is estimated based on tax assessments, and owners can dispute this with a certified appraisal.
3. Submit a detailed and signed cost estimate from licensed contractors for repairs.
4. Include all contract documents and estimated costs in applications.
5. Costs will be evaluated against pre-storm pricing for reasonableness.

Application Packet & FEMA Reference