Remodeling a house in a flood zone in Florida

Yes, you can remodel

A flood zone does not ban remodeling. It adds a cost test. Under federal rules, a "substantial improvement" is work that costs 50 percent or more of the building's market value before the work starts (44 CFR 59.1). Below that line, you meet the normal code and permit rules. Above it, the building must meet current local flood standards. Our FEMA 50 percent rule guide covers the test step by step.

What changes if you cross the line

The FEMA quick guide says a building that triggers the test must be brought into compliance with current local floodplain management standards. For homes in the A1-30, AE and AH zones, 44 CFR 60.3(c)(2) says new and substantially improved homes must have the lowest floor, including a basement, at or above the base flood level. In many cases, that means raising the house. In our reading, that is where the local ordinance, not the quick guide, does the work.

What counts toward the total

FEMA's guide lists elevation or floodproofing among the costs to include in the repair calculation. Market value excludes land, driveways and detached accessory structures. Work to fix existing state or local code violations is excluded, as are alterations to a historic structure that keep its historic designation.

Ways to stay under the line

• Get the market value right. Communities often start from assessed value or actual cash value. Ask which one yours uses, and whether an appraisal is accepted.
• Check your elevation first. Manatee County, for example, says the 50 percent rule does not apply if the floor and equipment are already at or above its Flood Protection Elevation. Other offices may differ, so ask.
• Do not split the job to dodge the rule. FEMA says a community may count work over a set period and may use a lower percentage, such as 45 percent.

Local offices differ

Local officials make the call. Bradenton Beach says its entire city is in a flood zone, and that a FEMA 50% assessment may be needed. Longboat Key says work below Base Flood Elevation may require a tracking permit, and that meeting flood elevation rules ties to lower flood insurance rates town-wide. See Manatee County's rule, Sarasota County's rule and how to find your flood zone.

Beach lots add a state check

If your lot is near the Gulf beach, the state may also review work. See the CCCL permit guide.

A worked example with round numbers

This example is made up to show the math. Say your office sets the building's market value at $350,000, land excluded. The line is $175,000. A $60,000 bathroom and kitchen update is well under it. A second-story addition priced at $200,000 is over it, and the building would then have to meet current flood standards. The numbers are only an illustration. Your office, your value and your scope decide your result.

Questions to ask before you hire anyone

• Has this contractor checked my flood zone and the local 50 percent rule?
• Does the estimate break out the scope so the permit office can review it?
• Who pulls the permits, and who meets the inspector?

How Hildebrand handles this kind of work

Hildebrand Construction & Remodeling is a Florida Certified Building Contractor (license CBC1257253). One licensed contractor runs the whole job. Before we price a home addition, kitchen remodel or whole-home renovation in a flood zone, we ask your permit office how the rule applies to your address.

We pull every required permit and meet Florida Building Code inspections. Plumbing and electrical are done by licensed trade partners we manage and coordinate. The visit and written estimate are free.

Questions homeowners ask