Hurricane Related Topics & Permit Information

The Storm Damage Permit Requirement Letter is a letter being sent to homes in the Special Flood Hazard Area (SFHA) that were believed to have received damage from Hurricanes Debby, Helene, or Milton, but have not yet come in to obtain a building permit. This letter is a reminder to get in touch with the Building Department within 60 days of the date of receipt of the letter to obtain a building permit for repair/renovation of storm damage or discuss why you would not require a permit. Call (727)942-5617 or email the Building Department.

• Stop All Repair/Renovation Work: Do not start or continue repairs and/or renovations until you obtain a Storm Damage Permit. Doing work without a permit could cost you tens of thousands of dollars down the road.
• For Repair/Renovations Already Completed Without a Permit: Work that was completed to repair/renovate storm damage is still required to have a permit on record. This is considered an After-the-Fact Storm Damage Permit. There will be no penalties for obtaining this permit; only storm damage permit fee is applicable.
• Hire a Qualified Professional: Work with licensed contractors, appraisers, and possibly an engineer or architect to ensure your repairs meet current standards. An elevation certificate may also be required to verify the necessary height above Base Flood Elevation (BFE). Visit the Florida DBPR website to find licensed contractors in Pinellas County.

Did you experience flooding inside your home or wind damage outside of your home that required repairs? Did you make repairs to your home due to other types of storm damage? If you live in the Special Flood Hazard Area (SFHA), you are required to obtain a storm damage permit for the repair/remodel work.

Also known as the substantial damage rule, the FEMA 50% Rule stipulates that if the cost to repair flood damage to a building equals or exceeds 50% of its pre-damage market value, the building is considered substantially damaged. This triggers the requirement to bring the entire structure into compliance with current local floodplain management standards, which may include elevating the structure, floodproofing, or other measures.

Visit the Pinellas County Property Appraiser's site. Type in your address, look for the box that says, "Quick Pick Tool," and choose "FEMA/WLM Letter". There is a sentence in that letter in bold that states "The preceding value allocation to the structure would allow repairs/improvements not to exceed $xxx based on the "50% Rule".

Yes, you can obtain an appraisal that might increase the value of your structure compared to what is listed on the Property Appraiser's website. However, the appraisal must be an Actual Cash Value (ACV) Appraisal. Be sure to ask your appraiser for a FEMA 50% Rule Actual Cash Value (ACV) Appraisal. A typical appraisal will not be accepted.

More information on Actual Cash Value (ACV) Appraisals (PDF)

Determines the current "market value" of an item, taking into account depreciation due to age, condition, and wear and tear. It's often used in insurance claims to determine how much an insurer will pay out for damaged or destroyed property, subtracting depreciation from the replacement cost. Be sure to ask your appraiser for a FEMA 50% Rule Actual Cash Value (ACV) Appraisal. A typical appraisal will not be accepted.

More Information on Actual Cash Value (ACV) Appraisals (PDF)

To determine what to include in your FEMA 50% Rule cost calculations, refer to the 'Determining Costs of Improvements and Costs to Repair' (PDF) document.