A Conversation with the Mayor: Are beach residents forced to abandon their homes?
A Cover Story written by Natasha M. Collazo
Residents of the Beach have been grappling with a pressing concern: will they be forced to abandon their homes due to floodplain regulations? This question hangs heavy over the community, and many are seeking clarity. In a recent interview, Mayor Houseberg took the time to address these fears directly. Amidst ongoing confusion surrounding FEMA’s guidelines, residents deserve straightforward answers about what it means for their properties.
When faced with the challenge of substantially damaged properties, residents have several pathways to consider.
One option is to elevate and repair your existing home. This involves ensuring that your property meets safety requirements while being elevated above the Base Flood Elevation (BFE). It’s a crucial step for long-term protection against future flooding.
If repairs seem daunting, another choice is to replace your home entirely. The new structure must also adhere to safety guidelines and be raised beyond the BFE.
For those looking at relocation, moving your home outside of flood-prone areas could be viable if it meets necessary wind load standards.
Homeowners can opt for a different residence altogether while having their damaged house removed from the property. The city offers Habitability Inspections through Tidal Basin to assess whether homes are safe enough for return or require minor fixes like window replacements or floor repairs.
This harsh reality for homeowners whose properties may be deemed “substantially damaged” brings with it these sets of strict requirements that must be met for rebuilding or repairing homes. For some, this means significant renovations or even complete rebuilds. Others feel overwhelmed, wondering how they will manage the financial burden.
In our recent discussion, Mayor Houseberg addressed a critical question on many residents’ minds. When asked if homeowners will be forced to abandon their properties if they can't meet floodplain regulations, the mayor was quick to clarify that the term "forced" doesn't accurately capture the situation. Instead, she emphasized that there are options available for families facing these challenges, though this loomed to be the only one. The emphasis was on finding solutions rather than pushing people out.
Florida's Building Code sets a crucial foundation for safety and compliance. Homeowners must adhere to zoning, building, and floodplain management regulations.
Her commitment to supporting those affected is clear. "We are making ourselves available for those that need help," Houesberg emphasized. If your property has sustained significant damage and isn’t covered by insurance, you can apply for FEMA disaster assistance, she reiterated.
When we reached out to FEMA, they emphasized the significance of the Florida Building Code. Floodplain management is not one-size-fits-all. This code is not just a set of guidelines; it establishes essential floodplain management requirements for the state. When it comes to understanding floodplain ordinances, local officials are your go-to resource, and they have the most accurate insight into regulations specific to your area, stated by a FEMA representative. FEMA provides guidelines but doesn’t only step in to make substantial damage determinations.
By adhering to these standards, homeowners can ensure their properties are safe against potential flooding. FEMA also highlighted that compliance with local regulations allows our community access to vital resources, such as flood insurance through the National Flood Insurance Program. These protections become invaluable during times of crisis.
If you hold a National Flood Insurance Program (NFIP) policy, it’s crucial to act quickly, Houseberg suggests.
Start by locating that NFIP letter, she stated. This document is vital when discussing your claim with the insurance adjuster. It could unlock additional coverage options designed to help bring your property into compliance with local regulations. However, this requirement often raises questions about the timeline for rebuilding. Homeowners may wonder why they can't simply proceed with local permits first without waiting on FEMA's nod of approval.
Mayor Houesberg confirmed the necessity of obtaining a pre-approval letter from Indian Rocks Beach before any permits can be released by Pinellas County Building. The mayor explained that this requirement ensures compliance with local regulations and floodplain management guidelines. It serves as a safeguard for residents, helping to streamline the permitting process while protecting against future flooding risks.
Individuals wishing to initiate the permitting process can receive pre-approval from the city if properties that can demonstrate that flood water inundation was less than 12 inches and had no submerged electrical. A good example of this would be elevated structures or structures built on higher elevation. Which is why it is stated to be a crucial component to not take on matters yourself prior to approval for many risk factors, one requiring you to undo work that you paid to have done without proper permitting. Houesberg stresses that “If we do not stay in compliance with current building standards, our entire community will be at risk of losing flood insurance through the NFIP”
Mayor Houesberg has highlighted a significant benefit for participating in the FEMA National Flood Insurance Program. The city’s participation in the FEMA National Flood Insurance Program results in substantial savings—about $699,000 annually on insurance premiums. In addition to safeguarding individual investments, this program lessens the strain on taxpayers by decreasing the costs associated with disaster recovery. She continued that it also qualifies us for certain grants and disaster assistance, which may become available for homeowners who struggle to afford any of the options.
For many, the process may seem overwhelming or complex initially. However, the city's efforts reflect careful consideration of community interests and safety. Residents can feel reassured knowing that their local government is actively seeking the best options available to safeguard both homes and finances. This initiative underscores a commitment to sustainable living while enhancing quality of life for beach residents.
Houesberg’s final statement reflects on the challenges these homeowners face: “This is an arduous process and we don’t take it lightly.”
The city’s participation in the FEMA National Flood Insurance Program results in substantial savings—about $699,000 annually on insurance premiums.