MANATEE COUNTY, FL (January 14, 2025) – Manatee County is working with residents impacted by 2024 hurricanes to help them rebuild and recover properly.
In partnership with the Florida Division of Emergency Management (FDEM), structures considered to be “substantially damaged” from the recent storms have been identified, and Substantial Damage estimates are being completed. Evaluators focus on key areas, such as foundations, roofs, windows, doors and siding to gather detailed information about the damages compared to the pre-storm condition.
“This assessment is required by the National Flood Insurance Program (NFIP) and local floodplain ordinances to ensure that rebuilding efforts meet necessary safety standards,” said Manatee County Building Official, Bill Palmer. “We are committed to making sure all residents and business owners are informed about these regulations and potential options as we work together to create a more resilient community.”
Manatee County currently holds a Class-5 rating in the Community Rating System, which allows residents in special flood hazard areas to receive a 25% discount automatically on flood insurance. This rating underscores the County's ongoing commitment to following NFIP regulations. Adherence to rebuilding rules and regulations will ensure residents can continue to receive the discount.
Residents planning to replace or repair structures are urged to verify the professional licenses of contractors they hire. Unlicensed contractors often target vulnerable populations, and while they may offer quick fixes, the long-term consequences can be severe. Residents should always request references, verify licenses with the Florida Department of Business and Professional Regulation (DBPR) at 1-850-487-1395 or visit myfloridalicense.com to check for any issues.
To assist residents affected by Hurricanes Debby, Helene, and Milton, Manatee County Department of Development Services is waiving building permit fees for both residential and commercial properties until March 1, 2025. Please note that all repairs in a flood zone require a permit.
To further assist residents who may have questions about the rebuilding process and proper procedures, the County has compiled a list of frequently asked (and answered) questions at www.mymanatee.org/damageletter.
For more information about Manatee County Government, visit mymanatee.org or call (941) 748-4501. Follow them on Facebook, Twitter and Instagram @ManateeGov.
Development Services Department
Development Services provides information about the various Building and Land Use services that Manatee County offers.
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Frequently Asked Questions
Substantial Damage Determinations are separate evaluations from storm repairs which are categorized as Substantial Improvements. The 50% rule has two different criteria, and it is possible to be over on one and not the other. All storm related work must be applied for.
Compliancy can come in several forms. It may be as simple as elevating you’re A/C condenser or installing flood vents, or it may be as involved as having to elevate your entire house. To know the level, you need to first know your ground elevation. This might be found on a survey, and elevation certificate, or by consulting with a surveyor. There are programs to assist with bringing your structure compliant through state and federal programs. You can look into floridadisaster.org or disasterassistance.gov
You can submit additional data in the form of photos (with date stamp immediately after the storm) that demonstrates the extent of the damage or non-damage. A reassessment will be done, but please be aware that we are still working on initial evaluations and that may affect the time in which reassessments are done.
Substantial Damage Evaluations take the best available data we have collected and enter the information into a FEMA software to come up with the calculations.
Values are taken from the Property Appraiser’s website. This is highlighted as the FEMA Value, which is the cost of the structure minus the land and any features (such as fences, detached structures, etc). This value is used across the board to ensure consistency with all evaluations that we do.
You are welcome to submit a private appraisal, which is valid for 1-year from the report date and must meet the following criteria:
Effective date must be prior to the storm
Photos must include pre-damaged conditions
Intended User must include Manatee County
Intended Use must include FEMA 50% Rule
Must use the Actual Cash Value Approach (cost of reproduction minus physical deterioration). We will not accept any appraisals that use a Sales Comparison Approach