Rebuilding After Storm Damage

Document your damage:

• Inspect your property and take pictures and video of any damage to the exterior and interior of your building, including the walls, insulation and baseboards in each room.
• Create a room-by-room list of everything that was damaged or destroyed. Document serial numbers of damaged appliances and furniture.
• Have a professional inspect your foundation, walls, and roof before making repairs.

Returning home:

• Have a professional inspect your gas/electrical systems before turning them back on.
• Protect your home from further damage if you can (e.g., covering holes in your roof with a tarp).
• Use a pump to remove water from your home as soon as it's safe.
• Open windows and use fans, dehumidifiers, and wet/dry vacs to speed up drying.
• Remove and discard anything soaked by floodwater as soon as you can (carpet, mattresses, furniture, etc.).
• Remove water-damaged drywall to open walls and limit mold. An after-the-fact permit is required (see FAQs below).
• Disinfect walls, floors & other surfaces to prevent mold.
• If you already have mold, hire a professional to remove it.
• Place debris curbside in three separate piles (vegetive storm debris, household debris, and construction debris).
• File your insurance claims promptly.
• Contact your insurance company to begin the claims process.
• Submit your damage photos/videos, along with your list of damaged items.
• Keep receipts for anything you buy to help with cleanup & recovery.

File your insurance claims promptly:

• Contact your insurance company to begin the claims process.
• Submit your damage photos/videos, along with your list of damaged items.
• Keep receipts for anything you buy to help with cleanup & recovery.
• Your flood insurance policy may include Increased Cost of Compliance (ICC) coverage. This means that if your structure sustained substantial damages from flooding, the National Flood Insurance Program (NFIP) may pay up to $30,000 to help make your building compliant.

Build back safer and stronger:

• Contact your insurance agent before starting work.  
• Find out what the flood hazard and required development standards are BEFORE you develop your plans.
• The city of Clearwater has adopted higher standards than FEMA for properties located in a flood hazard area. Visit Flood Zones & Elevations to search for your property.
• Get required permits before you start any building repair, improvement, or construction. More detailed information regarding what work requires a permit is provided below in Frequently Asked Questions (FAQs). 
• Hire a licensed contractor. To find a contractor or confirm a contractor’s license is legitimate, visit the Pinellas County Construction Licensing Board (PCCLB) Contractor Search and the Department of Business and Professional Regulation Licensee Search.  

Look out for price gouging:

• It is illegal for anyone to sell necessary goods or services at higher than normal prices during a state of emergency. To report price gouging, contact the Florida Attorney General online or call (866) 966-7226.

If property is damaged from the storm, the Florida Attorney General’s Office offers these tips when hiring a contractor:

• Insurance evaluation - Ensure repair work will be covered under your insurance policy. Have an insurance company evaluate damage before arranging repairs.
• Estimates - Obtain at least three written, itemized estimates on bids or repairs
• Bogus offers - Watch out for unsolicited offers or contractors claiming to perform repairs at a discount with leftover supplies from another job
• Do your research - To check on a company’s reputation, look for references online or ask a friend. Also check to see if a company is properly licensed, insured, and if there are any consumer complaints filed against a licensed contractor at Florida Department of Business & Professional Regulation or by calling the Florida Attorney General’s Office at (866) 9NO-SCAM.
• Bonded - Make sure a contractor is bonded and verified with a bonding agency
• Read the fine print - Although it may be daunting, read the entire contract before signing to ensure it includes the required buyer’s right to cancel language. Understand penalties that may be imposed for cancellation.
• Liens - Insist on releases of any liens that could be placed on the property from all subcontractors prior to making final payments. Homeowners may unknowingly have liens placed against their properties by suppliers or subcontractors who have not been paid by the contractor. If the contractor fails to pay them, the liens will remain on the title.
• Deposits and final payment - Never pay the full amount of a repair expense upfront and be wary before providing large deposits. Do not sign a certificate of completion or make final payment until satisfied with the work performed.

Do I need to hire a contractor? 

Florida Statute Chapter 489 requires licensed contractors to obtain permits and do the permit work, with very few exceptions for single-family and duplex owner-occupied structures. 

To find a contractor or confirm a contractor’s license is legitimate, visit the Pinellas County Construction Licensing Board (PCCLB) Contractor Search and the Department of Business and Professional Regulation Licensee Search. 

What work requires a permit?

Unpermitted, uninspected work to repair damage may reduce the safety and value of affected properties and will jeopardize the 25% discount on flood insurance currently applied to all residents with a federal flood insurance policy in Clearwater through FEMA's Community Rating System.

If you are unsure if you need a permit, please contact us at (727) 562-4567 or email us at epermit@myclearwater.com.

• No Permit Required:
  The following actions do not require a building permit but if a property is substantially damaged and located in a flood hazard area, these will be part of the project value for substantial improvements (see FEMA’s Substantial Improvement/Substantial Damage Guide).
  • Painting, papering, tiling, carpeting, cabinets, countertops, and similar finish work.
  • Fence repair and replacement for storm-damaged fences only. See FAQs for more specific information on fence permits.
  • Repair of small areas of damaged soffits and facia.
  • Replacement of damaged exterior doors only (no damage or change to existing door frames).
  • Windowpane replacement using the same sash only.
  • Repairing a very small and minor roof leak less than $500.
• Demolition:
  • Emergency demolition requires a permit.
  • An after-the-fact permit is required if demolition has already been completed, including the removal of wet drywall and partially collapsed structures like porches, screen enclosures, or carports.
  • A sample demolition plan (flooding only) is provided under “What information is needed for a permit?”
• Roof:
  • Make sure your building is covered to avoid more water intrusion. 
  • Roof recovering, repair or replacement of anything that is not minor (cost less than $500 total) requires a permit. Repair of small areas of damaged soffits and facia does not.
  • Roof permits typically take one day, and sometimes can be issued same day.
• Door(s):
  • Doors must have Florida Product approval to be installed anywhere in Florida; therefore, they must be permitted and inspected. If the existing door slab is damaged, it can be repaired if the frame does not have to be replaced (see actions not requiring a permit, above)
  • A permit is required to repair the doorframe or to widen/modify it when making repairs, as this is structural and requires inspection.
• Windows:
  • Windows must have Florida Product Approval and impact resistance as defined in the Florida Building Code with differing options to meet those requirements.
  • Permits and inspections are required to ensure compliance.
    
• Electrical:
  • All electrical work requires permits.
  • If your electrical system (outlets or switches) has gotten wet, disconnect your electricity first by disabling your main breaker. A licensed electrician should examine your wiring before power is turned back on. Salt water is very corrosive to electrical components. 
  • A sample electrical schematic (flooding only) is provided under “What information is needed for a permit?”
• Plumbing:
  • Permits are needed for plumbing work. 
  • If the main water supply pipe has broken and is leaking, contact Public Utilities.
• Drywall Replacement:
  • Permits are required prior to replacing any drywall.
  • It is important to inspect for any structural, electrical, or other damage while walls are opened up. Many electrical receptacles are located within 2 feet of the floor.
• Flooring:
  • Repair or replacement of subfloors, joist systems, or other structural components requires a permit.
• Docks and Boatlifts: 
  • Contact Pinellas County Water and Navigation for questions about emergency dock repairs.
  • Permits for boatlifts and associated electrical work are required and are issued by the city.
  • Damaged docks must be secured.
• Shed:
  • Sheds that are 100 square feet or smaller do not require a permit but must meet required setbacks. For questions regarding applicable setbacks, contact the Planning & Development Department and ask for Zoning.
  • Larger sheds do require a permit.
• Fence: 
  • If your fence was previously permitted and it was destroyed due to the storm, your fence may be re-installed, like for like, in the exact same location, without a permit.
  • Remember the good side of the fence must face out.
  • If your fence was not previously permitted or you now want to add a fence, a property survey showing where the replacement/new fence will be installed is required. An application for a fence permit can be made in person at the Municipal Services Building or online at epermit.myclearwater.com. 
  • To ask about previous permits or ask questions about fencing (residential and commercial properties), submit an inquiry through the city’s Zoning Portal.
• Pools:
  • Permits are not required to clean your pools.
  • Repairs to the pool or spa, piping, electrical and/or gas systems, including heaters and pumps, or alterations to the pool/spa, requires permits.
  • Demolition work requires a permit (see above). 
• Signs:
  • Permits are not required to replace the sign face. If the sign does not have any structural or electrical damage, and the cabinet is intact, no permit is required.
  • Permits continue to be required for any structural or electrical repair work.

I'm a contractor. Do I need to file a Notice of Commencement (NOC)?

Yes, this will still be required.

I am a homeowner. Can I be my own contractor? 

There are certain exceptions in Florida Statutes Chapter 489 that allow a homeowner to act as their own contractor.  

The city requires an Owner/Builder Affidavit.  

What information is needed for a permit?

• Any product being used for the exterior of your building must have a Florida product approval number, cover sheet, and installation instructions. To find this information visit www.floridabuilding.org.
• See also: 
  • Building Permit Applications and Information Materials
  • Checklists are available at the bottom of the Get a Permit page. 
  • Properties located in flood hazard areas should also complete the city's Application for Non-Substantial Damage/Improvement Review.(PDF, 207KB)

The following images are part of an actual permit application submitted for repairs for recent flood damage with no structural damage. If you have structural damage that needs repair, a licensed professional architect or engineer would need to prepare detailed drawings of those repairs for permitting purposes.

Sample Demolition Plan (from actual permit for flood damage only)

Sample Electrical Schematic (from actual permit for flood damage only)

What inspections are needed? 

This will vary depending on the work being done. It is important that you do NOT cover anything up before having it inspected. Stop and call for an inspection. 

Inspections can be scheduled in a variety of ways, 24 hours a day. More information can be found at Schedule or Cancel an Inspection. 

The Coastal Construction Control Line (CCCL) crosses my property. Does this impact what is needed or what I can do?

The Coastal Construction Control Line (CCCL) Program is a Florida Department of Environmental Protection (FDEP) program that regulates structures and activities that can cause beach erosion, destabilize dunes, damage upland properties or interfere with public access.  

FDEP’s post-storm guidance handout(PDF, 250KB)  also includes activities not approved under the FDEP’s post-storm emergency permitting procedures. Please review if you have questions.  

What is Substantial Damage? 

If the cost to repair your home or business equals or exceeds 50% of the market value of the structure before the damage occurred and is located in a flood hazard area, then your home is substantially damaged and must be brought into compliance with flood damage prevention regulations, including elevating the building.

Note: The cost of the repairs must include all costs necessary to fully repair the structure to its “before damage” condition, including labor. 

What is Substantial Improvement? 

Substantial Improvement means any reconstruction, rehabilitation, addition or other improvement of a structure, for which the cost equals or exceeds 50% of the market value(Show info) of the structure before the “start of construction” of the first improvement. This applies to properties located in flood hazard areas as part of the National Flood Insurance Program (NFIP).

This term includes structures that have incurred “substantial damage(Show info) ,” regardless of the actual repair work performed. The term does not include either of the following:  

• Any project for improvement of a structure to correct existing violations of state or local health, sanitary or safety code specifications that have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions. 
• Any alterations of a “historic structure,” as long as the alteration does not affect the structure’s continued designation as a “historic structure.”   

What is “Market Value” or “Just Value”?  

Market Value (also called Just Value) means the value of buildings and structures, excluding the land and other improvements on the parcel. 

The term refers to the actual cash value (like-kind replacement cost depreciated for age, wear and tear, neglect and quality of construction), determined by a qualified independent appraiser, or the “Just Value” of the structure, developed by the Pinellas County Property Appraiser’s Office (PAO) for Ad Valorem taxation purposes, adjusted to approximate market value, as determined by the PAO. 

How can I find out the Market Value(Show info) for my building? 

1. Visit the Pinellas County Property Appraiser’s Office and search for your property.
2. In the upper right hand corner, select “Tools”
3. Select FEMA/WLM Letter
4. This letter provides this information. 

Can I phase my repairs or improvements if I am located in a Special Flood Hazard Area?  

Phasing of improvements, such as multiple or consecutive projects, is not permitted. The cost of all work is included in substantial improvement and substantial damage determinations. 

City of Clearwater determines “substantial damage(Show info)” and “substantial improvement(Show info)” and enforces floodplain regulations to ensure federally-backed flood insurance is made available to city residents and property owners.  

What repairs or improvements are subject to a determination of substantial damage or substantial improvement?

Details on the following repairs or improvements must be included on the city's Application for Non-Substantial Damage/Improvement Review(PDF, 207KB).

All structural elements including:

• Spread or continuous foundation footings and pilings
• Monolithic or other types of concrete slabs
• Bearing walls, tie beams and trusses
• Wood or reinforced concrete decking or roofing
• Floors and ceilings
• Attached decks and porches
• Interior partition walls

Exterior wall finishes (e.g., Brick, stucco or siding), including painting and decorative moldings

• Windows and doors
• Re-shingling or retiling a roof
• Hardware
• Chimneys or flue pipes

All interior finish elements, including:

• Tiling, linoleum, stone or carpet over subflooring Bathroom tiling and fixtures
• Wall finishes (e.g., Drywall, painting, stucco, plaster, paneling, marble or other decorative finishes) Kitchen, utility and bathroom cabinets
• Built-in bookcases, cabinets and furniture
• Hardware

All utility and service equipment, including:

• HVAC equipment
• Repair or reconstruction of plumbing and electrical services
• Light fixtures and ceiling fans
• Security systems
• Built in kitchen appliances
• Central vacuum systems
• Water filtration, conditioning or recirculation systems
• Fireplaces, inserts, and wood heaters

Also:

• Labor and other costs associated with demolishing, removing or altering building components
• Overhead and profit

Residents whose homes have been deemed uninhabitable due to a natural disaster, including Hurricanes Helene and Milton, may wish to continue living on their property while their residence is being repaired or reconstructed. Standards for “temporary emergency housing” in the City of Clearwater established in City of Clearwater Community Development Code Section 3-2103.N.1., Pinellas County Code Chapter 34, Article II, Division 2, and Florida Statute 166.0335.

Temporary emergency housing requires a permit and must be connected to properly functioning utilities. With city approval, the resident of the permanent residential structure may live in the temporary unit for a maximum of 36 months from the date of the original declaration of emergency, or until a certificate of occupancy/certificate of completion is issued, whichever occurs first.

 Property Owner(s) may only submit in person (hard copy) pursuant to regulations for “owner/builder” applications.

Temporary Emergency Housing Permit Application

Additional information regarding permitting requirements:

Proposed Temporary Housing Location (Conceptual Plan)

• A conceptual plan is required to ensure that the placement of any temporary housing is consistent with the requirements of City, County and State ordinances. This may be provided as an aerial view of the parcel (print out from the Property Appraiser’s website or online mapping tool) marked up to show the following:

• Dimensions of the unit
• Approximate distances from property lines (front, side, and/or rear)

• Setback requirements will be waived during the duration that the temporary housing unit is permitted.
• The temporary housing unit cannot extend into public rights-of-way, conservation or drainage easements, floodways, preservation areas, or any adjacent properties not owned by the household residing in the unit without written authorization.

• City staff will review the application and confirm if the proposed location is within any easements or city rights-of-way. If not located wholly on private property and out of easements, etc., final determination will be made on a case-by-case basis, based on location of any utilities, type of temporary housing unit proposed (e.g., is it movable or “semi-permanent”). Staff will work with applicants as best as possible to identify alternative locations when possible.
• Temporary housing shall not block any sidewalk or create any safety issues with site visibility.
• Written authorization from the adjacent property owner is required if the unit will extend onto their property.

Utility Plans for Water, Sewer, and Electrical Connections

• All temporary housing units must be properly connected to functioning water service and sanitary sewer system. Only a state or locally licensed contractor will be allowed to apply for a permit and perform any work related to the connections for plumbing, electrical, and mechanical service systems at the site. Contractors must be registered with the Pinellas County Construction Licensing Board.
• Plans should clearly describe the locations and explain how each utility will be connected to the temporary housing unit.

Water Service

• Water hose connection may be necessary if there is not one accessible to the temporary housing unit. Any connection location should be placed strategically to avoid crossing sidewalks or any public access.
• This should be installed up on the private property by a licensed plumber and not at the back end of a water meter.

Sanitary Sewer Service

• Temporary emergency housing units must be connected to the property’s sanitary service system (private property side) through a sewer lateral with a clean-out.
• Not all affected properties have an established sanitary sewer clean-out to the property. The property owner will be responsible to have a sanitary sewer clean out installed within the private property boundaries by a licensed plumber and inspected ensuring it meets applicable code standards.
• The connection between the sewer clean-out and the temporary housing unit should be made utilizing a special sanitary sewer hose attachment to prevent inflow, infiltration, and debris from entering as well as to keep sewer gases from escaping out of the system. Any open-ended sewer connections must be avoided. The special sanitary sewer hookup is a standard product that's used for travel trailers and should be inspected periodically.

Electrical Service

• Adequate and functional electrical service with proper connections must be provided for the temporary housing units.
• The electrical service should range between 30 and 50 amps, requiring a properly installed electrical connection.