At a glance
- Who
- Owners of flood-zone buildings in Sarasota County who plan big work or face storm repairs
- What
- Costs of 50 percent or more of building value start the federal rule, and the county accepts two ways to set that value
- When
- Before you scope a large remodel or repair
- Where
- Sarasota County; cities inside the county may run their own process
- Why
- Choosing the right value method can change whether your project crosses the line
The rule in one paragraph
The rule itself is federal. Under 44 CFR 59.1, a substantial improvement is any reconstruction, rehabilitation, addition or other improvement whose cost equals or exceeds 50 percent of the structure's market value. Substantial damage uses the same line for repair costs after damage. Our guide to the FEMA 50 percent rule covers the general rule. This page covers what is local to Sarasota County.
Two ways to set the starting value
The Sarasota County Property Appraiser explains on its FEMA 50 rule page that the county allows the base value to come from either of these:
- The improvement value on the most recent tax roll before the damage.
- A private appraisal by a state-licensed appraiser.
The Property Appraiser says it does not recommend one over the other.
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The tax-roll method, with the county's example
With the tax-roll method, you take the improvement value only (not the land), multiply it by 1.2, and the 50 percent threshold is half of that. The Property Appraiser's example: an improvement value of $200,000 becomes $240,000, and the threshold is $120,000.
So in that example, a project or repair that costs $120,000 or more would reach the line. That is the Property Appraiser's example, not a prediction for your house. Your own improvement value is on your tax record.
A caution the county itself gives
The same Property Appraiser page says tax-roll values exist only for ad valorem (property tax) purposes, and it recommends a private appraisal for FEMA purposes. If your home is close to the line, an appraisal may be worth having. Ask the building department that reviews your permit which value it will accept before you pay for one.
Who actually decides
As FEMA's quick guide explains, local officials make the determination, and a community can adopt stricter standards, including a look-back over a set period. We did not confirm any extra look-back rule from the county's own building pages, so ask the office directly: "Does a look-back period apply to my permit?"
If your home is inside a city such as the City of Sarasota, North Port or Venice, that city runs its own permitting. The City of Sarasota permitting office is at (941) 263-6494. See our guides to City of Sarasota permits and North Port permits. For homes in unincorporated areas, start with Sarasota County's building department through its website.
What to gather before you call
- Your address and parcel number.
- Your improvement value from the tax roll.
- An elevation certificate, if you have one.
- A written scope of the work, with costs broken out.
A contractor's itemized estimate is the document most reviewers want to see. Our process page shows what ours includes.
A simple way to use the county's method
This example is made up, using the Property Appraiser's own formula. If your tax-roll improvement value were $250,000, multiplying by 1.2 gives $300,000, and 50 percent of that is $150,000. A project or repair at or above $150,000 would reach the line. Change the number to your own improvement value from your tax record.
If the tax-roll number looks too low for what your building would sell for, that is where a private appraisal can matter. The Property Appraiser lists it as an accepted option, and the permit office has the final say on what it accepts.
Questions to ask the office that reviews your permit
- Which value method do you use: tax roll or private appraisal?
- Do you apply any look-back period to earlier work on my building?
- What documents do you need from me?
- Can you put the answer in writing?
How Hildebrand handles this kind of work
Hildebrand Construction & Remodeling is a Florida Certified Building Contractor (license CBC1257253), and Sarasota County is part of our service area. We ask the permit office how it values your building before we price an addition or a major restoration. We pull every required permit and meet Florida Building Code inspections. For storm damage, we document the damage and coordinate the construction scope with your adjuster. We do not negotiate the claim.
Your first visit and written estimate are free.
Questions homeowners ask
How does Sarasota County figure market value for the 50 percent rule?
The Property Appraiser says the base value can come from the most recent pre-damage tax roll improvement value or from a private appraisal by a state-licensed appraiser.
What is the 1.2 multiplier on the tax-roll method?
The Property Appraiser multiplies the improvement value by 1.2, then takes 50 percent of that as the threshold. Its example turns $200,000 into $240,000 and a $120,000 threshold.
Should I get an appraisal?
The Property Appraiser recommends a private appraisal for FEMA purposes because tax-roll values are made for property taxes. Check with your permit office first on which value it accepts.
Does the land count toward the value?
No. The tax-roll method uses the improvement value, not the land, and FEMA says market value leaves land out.
Let us look at your project before you apply
Free in-home consultation and written estimate from a Florida licensed general contractor serving Sarasota County.