Manatee County Government manages Substantial Damage Assessments for unincorporated areas. If you live within a City, please contact your City for specific information about their Substantial Damage plan and permitting information.
The County is in the process of mailing substantial damage determinations in unincorporated Manatee County to residents whose homes have experienced substantial damage. Several properties are still awaiting a determination.
Don’t make repairs without a permit!
You might have to undo the work at your own expense. Homes outside the flood hazard area or those with only minor damage can apply for permits. All permits will be reviewed to make sure they comply with the County’s Substantial Damage and Substantial Improvement rules (see details below).
Here’s what you can expect:
The County made a list of areas that were likely to have flooded or where significant damage was reported after the storms. Inspectors visited these homes to document the damage. If no one is there to let them in, they are doing their best from the outside. (
See press release with more information about this process.)
A quality review and assessment are being done to estimate the amount of damage to each home. This should be completed by the end of the year, but many will be done sooner. Property owners will get a letter informing them of the County’s assessment.
Whether your home is determined as Substantially Damaged or not, all improvements are subject to the 50% structure value rule.
What YOU can do if you live in a flood hazard area and your home was damaged:
- Clear out any remaining storm-damaged drywall, contents and materials.
- Look up what you can spend on repairs. Visit the Manatee County Property Appraiser’s website search for your address. The FEMA value will appear in red, located in the Parcel ID. You are allowed to spend up to 49% of the value of the structure (the house, not the land). Make sure to file claims through your insurance. You can also apply for assistance through FEMA, SBA and your NFIP Increased Cost of Compliance Coverage (if you carry this).
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Ask a licensed contractor for an estimate or create your own estimate of the cost to fully repair your home to its pre-storm condition. If you plan to do the work yourself, FEMA requires estimates to include market-rate labor costs.
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Consider the costs vs. benefits of raising your house or building a new house at a higher elevation before deciding whether to pay for repairs.
- If your repair will cost less than 50% of the value of your house without the land, you can apply for permits now, even if you have not received a letter. The County will evaluate your estimate vs. the structure value to determine if it is substantially damaged before they can issue a permit.
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Be patient and contact us with questions: Substantial Damage assessments will take time. If you have questions or concerns while waiting for your home to be inspected, contact us at [email protected].
The 50% rule and your home’s market value
Market value means the value of the building and structures, excluding the land and other improvements on the parcel. The term refers to the Actual Cash Value (like-kind replacement cost depreciated for age, wear and tear, neglect and quality of construction), determined by a qualified independent appraiser.
Where can I find the pre-damaged market value of the structure? Please visit the
Manatee County Property Appraiser’s Website.
Costs to Include
Here are some examples of the costs to include when estimating repairs and improvements:
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Materials and labor cost (including donated or discounted materials and owner-or volunteer-completed labor)
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Structural elements
- Demolition and debris disposal
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Contractor overhead and profit
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Utility and service equipment
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Elevation or floodproofing (commercial structures only)
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Site preparations
- Costs associated with complying with regulations or code requirements
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Interior and exterior finishes
To pass FEMA standards, costs are based on average commercial rates for labor and materials. That means even if you do the work yourself or get your own materials, you must estimate those costs toward the 50% improvements. This is to help ensure long-term improvements to homes and structures can withstand future flooding.
Use the FEMA Substantial Damage Estimator Tool
Frequently Asked Questions
Do I need a substantial damage inspection?
All homes located in the flood hazard area are subject to the Substantial Damage Rule. If you live in a floodplain and your home was damaged during one of the recent hurricanes, especially if you were flooded above your power outlets or had roof damage, your home needs to be assessed for substantial damage. County inspectors will determine if the damage from the recent hurricanes surpasses the 50% improvement threshold. Check to see if your home is in a special flood hazard area.
I received a substantial damage letter. What do I do now?
- Stop All Repair/Renovation Work: Do not start or continue repairs and/or renovations until you complete the necessary steps described in the letter. Doing work before you’ve acted on a substantial damage notice could cost you tens of thousands of dollars down the road.
- Understand the Letter: A Substantial Damage determination means the cost to repair your home is estimated to be 50 percent or more of its pre-disaster market value. This typically requires you to comply with current building codes and floodplain regulations. Depending on the County’s determination, you may need to elevate, relocate, or demolish your property.
- Check Your Flood Insurance Policy: If you have flood insurance through the National Flood Insurance Program (NFIP), you may qualify for Increased Cost of Compliance (ICC) coverage, which helps offset the costs to bring your home or business into compliance with the community’s floodplain ordinance.
- Contact Development Review Services: Our staff can guide you through the necessary permits and steps. Reach out at [email protected] or [email protected] for assistance. Note: If you live in a municipality, contact your local building official.
- 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 myfloridalicense.com to find licensed contractors. Appraisers must follow this checklist for substantial damage evaluation. Learn More About the importance of selecting a licensed contractor.
- Explore Financial Assistance: The Small Business Administration (SBA) offers loans and FEMA offers grants to help cover costs not covered by insurance.
Is the decision about my home being "substantially damaged" final?
No, you can request a reassessment of your determination. The county will then give you a list of the required documents which you will need to submit for a reassessment. These documents could include but are not limited to: photos showing damage from Hurricane Helene or Milton, an elevation certificate, a detailed repair cost estimate and an independent appraisal of the home’s actual cash value (not real estate market value) to the Manatee County Floodplain Management Division for reevaluation.
Does it cost anything for the permit?
No, there is no cost for a permit to perform minor repairs.
Why does my home need to be replaced or elevated?
If your home is substantially damaged, it must be brought into compliance with county and state regulations. Elevating your home protects it from future flood damage. The NFIP also requires that homes in participating communities must be rebuilt or elevated to meet or exceed the Base Flood Elevation (BFE) if they’ve sustained substantial damage.
What are my options if I own my home?
If your home is substantially damaged, you’ll need to bring it into compliance. This may be accomplished in one of these ways:
- Elevate and Repair the Existing Home
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Replace the Home with an Elevated Home
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Relocate the Home Outside the Flood Hazard Area
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Remove the Damaged Home
What if my home is so damaged that I can't stay?
You may be eligible for FEMA Individual Assistance, which includes help with temporary lodging, basic home repairs, and other disaster-related expenses, call 1-800-621-FEMA (3362) or visiting
disasterassistance.gov. The Florida Division of Emergency Management also offers temporary shelter assistance for qualified applicants. Visit
floridarecovers.org to apply.
Who do I contact to answer my other questions?
For questions about substantial damage, email the Manatee County Floodplain Management at
[email protected]. For inquiries about relocating, replacing, or elevating your home, Development Services at (941) 748-4501 ext. 3800.
Visit
mymanatee.org/storm for more storm recovery information.
Visit
Manatee County Property Appraiser’s website for hurricane relief information.
Additional Resources
Remember: The Substantial Damage rule applies even if you do the work yourself or used donated materials, you must use $30 per person per hour as the standard.
NFIP Regulations
Consequences of non-compliance may include the following:
- Cities or Counties may face probation or suspension from the NFIP.
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Homeowners could lose access to federally regulated mortgages and face foreclosure.
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Loss of eligibility for federal funding (e.g. Hazard Mitigation Grant Program, Flood Mitigation Assistance).
The County faces the following risks if suspended from FEMA National Flood Insurance Program:
- Loss of Mortgage Access: No mortgages will be available from banking institutions insured and regulated by the Federal Deposit Insurance Corporation (FDIC) within Special Flood Hazard Areas (SFHA).
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Ineligibility for Federal Grants: The local government will not be eligible for any federal grant programs that benefit infrastructure within SFHA zones. Must return federal active grants currently in process that benefit SFHA zones, including the Department of Housing and Urban Development’s (HUD) Community Development Block Grant Disaster Recovery (CDBG-DR) program. This restriction hinders the community’s ability to fund recovery and rebuilding initiatives.
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Increased Financial Burden on Residents: The combined effects of these limitations will exacerbate the financial strain on residents, particularly due to the rising cost and limited availability of private flood insurance coverage.
