The National Flood Insurance Program (NFIP) and Pinellas County have flood damage prevention regulations that may affect how you remodel, renovate, or add on to your building in order to better protect lives and investment from future flood damages.
If your home or business is located in a mapped flood hazard area, is not built to the current design flood elevation, and is "substantially damaged" or "substantially improved", it must be brought into compliance with the Pinellas County Floodplain Management Ordinance and Florida Building Code, including elevating the building and all electrical and mechanical equipment above the 100-year flood elevation. Only parking, building access, and limited storage are allowed below the flood level. Usually this applies to the remodeling of older structures, but it also effects structures that have sustained major damage.
- Substantial Damage - occurs when the cost of restoring the structure to the condition before the damage would equal or exceed 50 percent of the market value of the structure before the damage occurred. (Note: The cost of the repairs must include all costs necessary to fully repair the structure to its "before damage" condition, including labor.)
- Substantial Improvement - any reconstruction, rehabilitation, addition, or other improvement of a structure, for which the cost equals or exceeds 50 percent of the market value of the structure before the "start of construction" of the improvement.
This term includes structures which have incurred "substantial damage", regardless of the actual repair work performed. The term does not, however, include either:
- Any project for improvement of a structure to correct existing violations of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions; or,
- Any alterations of a "historic structure", provided that the alteration will not preclude the structure's continued designation as a "historic structure".
- Required permit
Pinellas County determines "substantial damage" and "substantial improvement" and enforces floodplain regulations to ensure federally-backed flood insurance is made available to Unincorporated Pinellas County residents and property owners.
If you see illegal development in the floodplains, please report the issue.
- Pinellas County Land Development Code - Chapter 158-Floodplain Mgnt.
- Protecting Manufactured Homes from Floods and Other Hazards A Multi-Hazard Foundation and Installation Guide
- Homeowner’s Guide to Retrofitting
- Enclosures and Breakaway Walls
- Storm Damage - What To Do
- Pinellas County SD / SI Forms