Substantial Damage FAQs

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 49% improvement threshold. Check to see if your home is in a special flood hazard area.

• 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 49 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 pay for repairs and renovations required by flood regulations. 
• Contact Building and Development Review Services: Our staff can guide you through the necessary permits and steps. Call (727) 464-3888 (option 2) or email buildingpermits@pinellas.gov 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 in Pinellas County. Appraisers must follow this checklist for substantial damage evaluation.
• Explore Financial Assistance: The Small Business Administration (SBA) offers loans and FEMA offers grants to help cover costs not covered by insurance.

No, you can submit 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 Pinellas County Building and Development Review Services Department for reevaluation.

Not necessarily. Pinellas County staff will inspect your home to ensure it is structurally sound and has working water, sanitary services (toilet and sink), and electricity. If the home is deemed unsafe, you will need to relocate. If minor repairs are needed to make the home safe, a temporary occupancy permit may be issued, for those who received substantial damage letters due to Hurricanes Helene and/or Milton, this would allow you to stay until June 1, 2025. 

County staff or your local building official will conduct a habitability review to determine if minor repairs will allow you to safely reside in your home temporarily.  Follow the instructions on your substantial damage letter to request a review. Once these minor repairs are completed and approved, you may receive a temporary occupancy notice. If you received substantial damage letters due to Hurricanes Helene and/or Milton that temporary occupancy notice will allow you to stay in your home until June 1, 2025. 

The review includes a visual inspection of the home’s structural soundness, including the roof and checks for water, sanitary services and electricity. 

No, there is no cost for a permit to perform minor repairs. Once the repairs are completed and approved, a temporary occupancy notice will be issued. 

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.  

If you received a letter resulting from Hurricanes Helene and/or Milton, you have until June 1, 2025, to comply with local codes and ordinances. This ensures your home is protected by the start of the next hurricane season. 

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
• Replace the Home with an Elevated Home
• Relocate the Home Outside the Flood Hazard Area
• Remove the Damaged Home

If the home you’re renting has been approved for temporary occupancy, talk with the homeowner about their plans to bring the home into compliance. You may be able to stay temporarily, but the home must be brought into compliance or vacated, if you were impacted by Hurricanes Helene and/or Milton, it would be by June 1, 2025. 

You may be eligible for FEMA Individual Assistance, which includes help with temporary lodging, basic home repairs, and other disaster-related expenses. Apply by November 29, 2024, by calling 1-800-621-FEMA (3362) or visiting www.disasterassistance.gov. The Florida Division of Emergency Management also offers temporary shelter assistance for qualified applicants. Visit www.floridarecovers.org to apply. 

No, but without an interior inspection, we cannot issue a temporary occupancy notice. 

For questions about substantial damage, call the Pinellas County Floodplain Management at (727) 464-8900. For inquiries about relocating, replacing, or elevating your home, contact Building Services at (727) 464-3888. 

Visit disaster.pinellas.gov for more storm recovery information.