Hurricanes Helene and Milton have left Pinellas County residents reeling. Behind the piles of debris lining the streets of nearly every St. Petersburg neighborhood, residents are quietly navigating a frustrating maze of insurance claims, FEMA applications and contractors’ estimates, to say nothing of upended work schedules and shuttered local businesses.
One question on homeowners’ minds is how FEMA’s “50% Rule” might affect their recovery efforts. For owners of historically designated properties, however, there may be some relief.
FEMA’s 50% Rule (actually, in St. Petersburg, it's 49%) is a key guideline within the National Flood Insurance Program (NFIP) that affects building repair and renovation costs in flood zones. The rule limits how much property owners in flood-prone areas can spend on repairing or improving a building without triggering additional mitigation requirements. Specifically, if the total cost of repair, alteration, or improvement of a building equals or exceeds 50% (49% in St. Pete) of the building's value, FEMA requires the building to meet current building and land development codes. This might mean elevating the structure, making it more flood-resistant, or other updates to meet local flood standards.
However, if a property is officially designated as Historic - either listed on the National Register of Historic Places or is a contributing structure within a Historic District - the 50% Rule may not apply in the same way.
FEMA floodplain management regulations give “special consideration to the unique value of designated historic structures.” The guidelines allow municipalities to exempt historic properties from certain regulations because those changes might significantly alter or damage the building’s historical features.
The City of St. Petersburg does have a variance to the FEMA substantial improvement rule for historic structures, however city staff shared that, to their knowledge, it has never been used.
Historic properties may not only be exempt from the 50% Rule but, potentially, all expenses associated with the rehabilitation of the structure may be reimbursable by an insurance carrier, even if repair costs exceed replacement costs.
Following a devastating fire caused by power outages during Hurricane Irma in 2017, neighbors in Tampa Heights rallied to save the 118-year-old Lee Elementary School.
Repair costs exceeded the insurance value of the school that had served the Tampa Heights neighborhood since 1906. However, after residents worked with the school district to prove that the building was a historically designated landmark, all of the costs to rebuild the historic school were reimbursable and the school was completely restored.
Taryn Sabia is Assistant Dean for Research in the College of Design, Art & Performance at the University of South Florida and the Director of the Florida Center for Community Design and Research (FCCDR), and is also a current Preserve the ‘Burg board member. She helped lead the effort to save the historic school when her children were enrolled there. “If that block on the zoning map hadn’t been colored-coded as ‘historic,’ it never would have happened,” she said.
Sabia recommends that owners of historic properties carefully weigh the effects of using the exemption. A structure’s historic character must be maintained and, without certain mitigation efforts, insurance costs may increase. You should also carefully review St. Petersburg's Design Guidelines for Historic Properties before undertaking any renovations.
“It’s a case by case situation,” says Sabia, noting there are a variety of ways to mitigate risk besides raising a home or building. “In New York City, for example, city regulations allowed for floor and building heights to be raised, as long as the exterior facades of historic buildings were maintained.”
In Old Northeast, historic home owner and Preserve the ‘Burg board member Emily Elwyn reminds homeowners that, when looking at renovating after a flood event, not all repairs are 100% necessary. “You don’t always have to rip out your hardwood floors,” she says. “They’ll usually dry out if you leave them alone.”
Sabia shared some additional strategies for historic homes and commercial structures:
1. Dry Floodproofing
Seal Walls and Foundations: Apply water-resistant coatings and sealants to the foundation and lower walls, which can make them less permeable to floodwaters.
Install Flood Barriers: Use temporary flood barriers or flood gates for doors, windows, and other openings that can be installed when a storm is imminent, keeping water out without altering the building permanently.
2. Wind-Resistant Windows and Shutters and Siding
Install hurricane-resistant glass: While retaining the original glass when possible is ideal, retrofitting windows with hurricane-rated glass can protect against high winds and flying debris without compromising the building's appearance.
Add storm shutters: Install shutters that complement the historic architecture, such as wooden shutters or custom-fitted metal storm panels, which provide a layer of protection during hurricanes.
Cementitious or fiber-cement siding: You may be able to find modern materials that closely resemble your home’s original wood siding.
3. Roof Reinforcement and Anchoring
Strengthen roof connections: Use hurricane straps or clips to secure the roof to the walls, reducing the risk of roof uplift during high winds.
Wind-resistant roofing materials: Opt for durable materials that are more resistant to wind and water, such as slate or metal, if compatible with the historic character of the structure.
4. Landscape and Drainage Modifications
Improve site drainage: Regrade the land around the building, add swales, or install French drains to direct water away from the foundation.
Add rain gardens or bioswales: These can absorb excess water and reduce runoff while keeping with the historic site’s aesthetics.
5. Wet Floodproofing
Use water-resistant materials on lower levels: For basements or lower floors, consider materials like brick, concrete, or tile that can handle periodic exposure to water and are easier to clean and dry.
Use breakaway walls to allow water to flow through and around a structure during a flood event.
Additional Resources:
Is your home or commercial property a contributing structure within a Historic District? Find out here.
St. Pete Rising has a comprehensive listing of local hurricane recovery resources here.
The Florida Trust for Historic Preservation has compiled links to additional post-storm resources for historic properties here.
The Community Foundation of Tampa Bay has information on how to assist those in need and those seeking assistance here.
Please note: The above is for information purposes only. Each municipality may have additional criteria, and we strongly encourage you to contact your local building department for assistance.
