FLOOD FAQS

  1. How long do I need to wait in between improvement permits when dealing with the 50% rule? Currently Pinellas County has no waiting period. Different jurisdictions very on this depending on local ordinances. FEMA forbids staging.
  1. Since I’m doing the work myself, do I have any labor fees to consider in the cost of construction? Yes, Square footage construction prices issued by the International Code Council will be used to determine compliance with the FEMA 50% cost requirements. Owner contractors must include fair labor costs into their cost breakdown calculations, even if labor fees are not involved.
  1. Where do I get the value of my structure? This is the value of the structure only, property value is not considered. The property appraiser’s office website is a good source. Use the replacement depreciation value figure and divide by two. A private appraisal company may also be used. Depending on the type of appraisal performed depends on which figures to use.

4. What are the Special Flood Hazard Area (SFHZ) Zones?

Zones V, VE, A or AE are all considered to be SFHA Zones, meaning these properties have a greater than one percent chance of flooding in a 100 year period. On the Flood Insurance Rate Maps (FIRMs)

They are shown as the darkest areas.

  1. What Flood Zone am I in?

See FEMA link.

6. How do I get FEMA to remove my property from a Special Flood Hazard Area (SFHA) Zone A or AE?

First check yourElevation Certificate and see if both the elevation of the lowest floor (C2.a) and the lowest adjacent grade (LAG)(C2.f)are at or above the Base Flood Elevation (BFE). Next check your Certificate tosee if the Surveyor (PLS) used the North American Vertical Datum 1988. If the PLS used the NAVD88 and both elevations are at or above the Base Flood Elevation (BFE) you may then contact FEMA at 877-336-2627 and apply for a Letter of Map Amendment (LOMA), if fill dirt was not used when your house was built or a Letter of Map Revision by Fill (LOMR-F), if fill was brought in by the builder/developer.

7. How do I find out if there is a LOMA or LOMR-F on my property?

For the Unincorporated areas of PinellasCounty check our 2005 Revalidation List or call me at 464-3471 cases. For other areas of the County please check with the respective municipalities.

  1. What Zones require Flood Insurance?

In Zones V,VE,A, or AE, FEMA mandates Flood Insurance purchase. Although purchase is not mandated in Zones X or X(500) a Lending Agency still may require it.

9. Where can I find an Elevation Certificate on my structure?

If your structure was built in the UnincorporatedCounty after September of 1992 in an A, AE, V or VE Zone then our Building and Development Review Services (BDRS) should have a copy. Please contact Heather Doherty at (727) 464-3471 or James at (727) 453-3379. For all other entities please contact the individual municipalities. If there isn’t one on record then you will have to hire a Professional Land Surveyor (PLS).

10. Do I need flood insurance in Zones X or X(500)?

Although FEMA doesn’t mandate insurance and a bank may not require it, purchasing Flood Insurance at a lower rate may be a wise idea. Over 30% of reported flood claims are in an X or X(500) Zone.