Repair or reconstruction costs may require elevating home, other measures
In recovering from this fall’s hurricanes, residents whose homes were damaged and who reside in a Federal Emergency Management Agency (FEMA) Special Flood Hazard Area, which includes flood zones A, AE, V, VE, AO, AH, AR, or A99, and are insured under the National Flood Insurance Program, should educate themselves about the program’s “50% Rule.”
The rule states that any combination of repair, reconstruction, rehabilitation, addition, or other improvement to a building or structure with a cost exceeding 50 percent of its market value is considered “substantial damage.”
If repairing your home due to the damage and impacts sustained from recent storms meets the definition, the entire structure must be elevated to or above the base flood elevation or be made totally flood compliant, which can be costly.
All this information is important because Hillsborough County is a qualifying community under the National Flood Insurance Program, which is managed by FEMA. This means the County adopts and enforces regulations and codes that apply to all development within the Special Flood Hazard Area. As a result, the County participates in what is known as the Community Rating System.
The Community Rating System is a credit criteria-based incentive program. The purpose of the Community Rating System is to support National Flood Insurance Program regulations, implement community floodplain management practices that exceed the federal minimum program requirements, and mitigate flood damage to insured properties.
The County’s participation also helps residents receive premium rate reductions on flood insurance policies.
As a National Flood Insurance Program requirement, Hillsborough County has adopted a Floodplain Management Ordinance. Reference Chapter 3 of the Hillsborough County Construction Code (HCCC), Flood Damage Control Regulations for development requirements within the Special Flood Hazard Area.
Hillsborough County residents with a home in a FEMA Special Flood Hazard Area that experienced water intrusion or sustained wind damage should contact the Hillsborough County Development Services department for guidance on permit requirements at permitting@HCFL.gov as soon as possible. The County’s has an online resource page available at HCFL.gov/sdig.
Its a helpful guide for those seeking assistance through a complicated process. The page includes definitions of terms, guides to cost estimations, and other useful information for those affected.
For properties to remain in compliance, Hillsborough County requires a permit application for any rebuilding or structural repairs needed. Permit applications should be submitted through the Hillsborough County Portal HillsGovHub.
While county property appraisers have no role in issuing building permits or determining flood zones, the market value they assign to your property may be used in calculating the 50% rule.
The Hillsborough County Property Appraiser has a 50% improvement calculator available online. Residents also have the option of hiring a private firm to do an appraisal, which also may be used in the calculation.
The calculation can use either the improvement value shown on the most recent pre-damage tax roll or an appraisal by a state-licensed appraiser. If you rely on the tax roll values, use the search page to locate your property.
If using the county property appraiser’s values, keep in mind that those valuations are for the purpose of ad valorem taxation. In addition, county property appraisers must comply with a lengthy set of rules established by the Florida Department of Revenue, while a private appraiser is not bound by those requirements.
For more information, please see the below resources.