Rebuilding after flood damage in Manatee County

Step 1: safety and records

The county's post-storm guidance tells owners to get safety inspections before entering damaged structures. It also points to a damage report form, listed as crisistrack.juvare.com/public/manateeFL/request.html, and to DisasterAssistance.gov for emergency help. Photograph the damage before you move anything.

If you carry a National Flood Insurance Program policy, the county says the "Proof of Loss" must be submitted within 60 days. Call your insurer for the exact paperwork.

Step 2: permits before repairs

The county says repairs and improvements on properties under substantial damage or improvement review must be permitted through Development Services, and to obtain permits before starting repairs. A permit is needed for fill or a grade change in the floodplain, and elevating a structure requires a building permit.

Not every repair needs one. The county says drywall repair outside a flood zone may not need a permit, and that the scope of work decides. Ask before you assume either way.

Step 3: the substantial damage review

The county says a Substantial Damage Review is required if the structure is in a flood zone. It compares the cost to restore the building to its market value before the damage. The county estimates market value from the tax assessment, excluding land and features, and an owner may submit a certified appraisal dated within 12 months using Actual Cash Value. For the full rule, see Manatee County's substantial improvement rule and the FEMA 50 percent rule.

If the floor and equipment are at or above the Flood Protection Elevation, the county says the 50 percent rule does not apply. You need an elevation certificate or survey for that.

If the answer is 50 percent or more

Federal rules treat a substantially damaged building as substantially improved no matter what repair is actually done. The county says such buildings generally must be elevated to the higher of the Flood Protection Elevation (base flood elevation plus 1 foot) or the Design Flood Elevation. That changes the job from repair to a larger project, so get this answer before you spend on finishes.

Who to call

• Building and Permitting: (941) 748-4501 ext. 3800
• Licensing: (941) 749-3047
• Building activity without a permit: (941) 748-2071
• Floodplain Management: Flood@mymanatee.org

These come from the county's February 12, 2025 guidance. We did not find a 2026 version, so check the county website for a newer one. County permit-fee waivers for certain residential repairs ended December 31, 2024. If you live in a city such as Bradenton or Palmetto, call that city's building office.

Insurance and your contractor

Your claim is between you and your insurer. A contractor should document the damage and write a clear scope, but should not negotiate the claim for you. Our guide to hiring a contractor after a hurricane covers what to ask.

A short checklist for the first week

• Get a safety inspection before you go back in.
• Take dated photos and video of every room and the outside.
• File your damage report with the county and your insurance claim.
• Ask the county whether your home is in a flood zone and whether a substantial damage review applies.
• Do not start repairs that need a permit until you have it.

How Hildebrand handles this kind of work

Hildebrand Construction & Remodeling is a Florida Certified Building Contractor (license CBC1257253). Our home restoration work covers drywall, framing and finish work after storm or other damage. We document the damage and coordinate the construction scope with your insurance adjuster, then rebuild to code. We do not negotiate the claim.

We pull every required permit and meet Florida Building Code inspections. We do not offer emergency or after-hours service. Calls and forms outside business hours are answered the next business day, and the in-home visit and written estimate are free. See our drywall and painting work and our process.

Questions homeowners ask