If you live in a FEMA Special Flood Hazard Area in Hillsborough County, understanding and complying with FEMA's 50% Rule is crucial as you repair or rebuild your home after a disaster. The 50% Rule requires that if repair costs exceed 50% of your home's market value, the entire structure must be repaired or rebuilt to meet current floodplain requirements. This ensures your home remains safe, eligible for flood insurance, and in line with community safety standards.
Hillsborough County offers resources and guidance to help you navigate this process, ensuring compliance while protecting your property and community. Learn more about the 50% Rule and available support.
After the review, does your home or structure meet the Substantial Damage criteria?
Visit the FAQs or download the English or Spanish PDFs below for more details and resources.
Residents in Hillsborough County who reside in FEMA-designated Special Flood Hazard Areas (flood zones A, AE, V, VE, AO, AH, AR, or A99) should familiarize themselves with the program’s 50% Rule and the critical information about repair, reconstruction, and compliance requirements.
Frequently Asked Questions
The "50% Rule" requires that if the cost of repair, reconstruction, rehabilitation, or addition equals or exceeds 50% of a building’s market value, the entire structure must comply with current floodplain requirements.
Keep in mind that under the 50% Rule, repair, reconstruction, rehabilitation, or addition costs include permits pulled within the prior 12 months from the date of your most recent permit application. You will be required to complete a substantial damage worksheet along with your permit application.
To determine your home or structure’s market value, use either the Hillsborough County Property Appraiser market value determination or an appraisal by a state-licensed appraiser. The Hillsborough County Property Appraiser offers a 50% Rule improvement calculator online for assistance.
Yes, private appraisers can provide an independent market value assessment.
Substantial damage occurs when the cost of repairs or improvements to a building equals or exceeds 50% of its market value, per FEMA's guidelines.
If your home, or structure, is considered to need substantial improvement or to have substantial damage, consult with a design professional. The structure must be brought into compliance with current floodplain requirements.
Any rebuilding or structural repairs within a Special Flood Hazard Area require a permit to remain in compliance. Cosmetic repairs, including drywall removal or replacement, do not require a permit but require the Substantial Damage Packet to be submitted to the County for review. Please email the Substantial Damage Packet to permitting@hcfl.gov. Submit permit applications through HillsGovHub.
The permit process is managed through the Hillsborough County Development Services HillsGovHub portal. Here you can apply for a permit and upload all required documentation to meet permitting requirements.
Apply for a Residential Miscellaneous Permit, if you plan to return your home to the condition it was in prior to the hurricane
A Residential Alterations Permit would be applicable if you plan to raise your home or make significant, structural changes to the interior
Not necessarily. It is the property owner’s responsibility to determine whether the repairs or reconstruction meet the 50% Rule threshold.
If you have started or completed repairs without obtaining the necessary permits, you may still need to take action to comply with regulations. Completing repairs without a permit could result in fines or additional corrective actions to meet compliance standards. Consult a licensed contractor to evaluate your current repair work and ensure it aligns with FEMA and County regulations.
Repairs should begin after you have applied and been approved for a building permit through Hillsborough County Development Services.
When your home or structure has substantial damage and is subject to FEMA’s 50% Rule, there is much to consider. To bring your home or structure up to FEMA’s base flood elevation standards, your structure might need to be raised or rebuilt from the ground up. Contact Hillsborough County Development Services to begin the permitting process and find a local, trusted contractor to obtain an estimate. FEMA’s Substantial Damage Quick Guide provides a list to include when estimating repairs and improvements.
If you have a current flood insurance policy, you may be eligible for FEMA’s Increased Cost of Compliance coverage (ICC). Policy holders may receive financial assistance to help offset costs to bring their structure into compliance with the local floodplain management ordinance. Visit FEMA’s ICC webpage for details.
Compliance ensures your property remains eligible for the National Flood Insurance Program (NFIP) and avoids penalties. The County’s participation in the Community Rating System helps reduce flood insurance premiums and ensures compliance with FEMA floodplain regulations.
Flood prone communities who do not comply with the FEMA 50% Rule may be suspended from the NFIP. If suspended, Hillsborough could incur penalties such as:
No resident will be able to purchase a flood insurance policy
Existing flood insurance policies will not be renewed
No Federal grants or loans for development may be made in identified flood hazard areas under programs administered by Federal agencies such as HUD, EPA, and SBA.
For additional information on the importance of the NFIP and its sanctions and requirements, visit the FEMA NFIP page.
Floodplain Management
The County participates in the NFIP and the Community Rating System, which helps reduce flood insurance premiums for residents. To maintain compliance, the County enforces regulations through its Floodplain Management Ordinance, as outlined in Chapter 8 of the Hillsborough County Construction Code. Flood damage control regulations can also be found in Part 3.06.00 of the Hillsborough County Land Development Code and general submission requirements for all construction within the Special Flood Hazard Area (SFHA) can be found here. Hillsborough County enforces local, FEMA, and State of Florida building code requirements.
Required Electrical Inspections for Residents Who Experienced Flooding
Residents in unincorporated Hillsborough County that experienced flooding in their home due to Hurricane Milton should ensure their power remains off until a licensed electrician has inspected their electrical system for safety.
Here are the steps residents should take:
Have a licensed electrical contractor inspect the home’s electrical system.
Once completed, residents should submit the form to TECO's One Source team at: Release@tecoenergy.com.
If there is damage that requires a permit, an electrician will need to make necessary repairs and call for required inspections from Hillsborough County Building Officials before power can be restored. See the information on this page about emergency permitting for residential and commercial structures through Hillsborough County Development Services.
Before hiring a professional, make sure the individual holds a valid contractor license and is insured to work in Hillsborough County. Residents can visit the County’s Selecting a Contractor in Hillsborough County page for information.
Residents located in the cities of Tampa, Plant City or Temple Terrace who may have been impacted by flood waters due to Hurricane Milton, should contact their local government for any special instructions.
