A Resident Guide to Rebuilding

We understand the devastation many of you are facing due to recent hurricanes, especially when your homes or structures have sustained significant damage. We are working to assist you during this challenging time. Here are some important steps you need to know before any improvements are made to your home.

Click the button to view frequently asked questions

Click the button to view the questions asked during the informational meetings held on October 30 and November 2

If you are using a Temporary Trailer or RV on your property, a permit is required (see below). These permits are to allow relief from zoning requirements, while you work towards recovery. They can be located on your property for a maximum of 36 months while you repair your home. If utility work (water, sewer or electrical) is required for the trailer or RV to be on the property, then Pinellas County Building permits are required for the utility work as well.

The below application and supporting materials may be submitted in person (Planning & Redevelopment Department, 100 State St W) or online (building@oldsmarfl.gov).

According to FEMA, when structures inside the  Special Flood Hazard  (for reference, everything south of Tampa Road is in the Special Flood Hazard Area) are damaged, the National Flood Insurance Program (NFIP) participating communities are mandated to assess the impact before any repairs can be made, no matter the cause of damage. This is called a Substantial Damage Assessment (SDA).

Please note no permits can be issued until a Substantial Damage Assessment (SDA) is completed. This effort is currently being performed by Pinellas County and we do not have an estimated date of completion.

Pinellas County has made a list of home that were likely to have flooded or where significant damage was reported.

Inspectors are visiting these homes to document the damage. If no one is there to let them in, they are doing their best from the outside of the home.

A quality review and assessment are being done to estimate the amount of damage to each home. This should be completed by the end of the year, but many will be done sooner. Property owners will get a letter informing them of the City's assessment over the next four weeks.

According to FEMA, if the repairs needed to bring a structure to its pre-damage condition will equal or exceed 50% (49% in Oldsmar) of the market value of the structure (not including the value of the land), the structure is considered to be Substantially Damaged.

Market value means the value of the building and structures (pre-damaged), excluding the land and other improvements on the parcel.

Where can I find the pre-damaged market value of the structure?

• Go to  https://www.pcpao.gov 
• In the Quick Search area, enter the address and click the search button.
• After the page loads, you should see "Quick Pick Tool" on the right, click "FEMA/WLM Letter"

• Pursuant to the FEMA-administered National Flood Insurance Program, the calculation of substantial improvement or substantial improvement or substantial damage is based ONLY on the market value of the structure and does NOT include land values.

In lieu of the property appraiser, you can provide an independent appraisal that meets specific guidelines.

Here are some examples of the costs to include when estimating repairs and improvements.

• Materials and labor cost (including donated or discounted materials and owner-or volunteer-completed labor)
• Structural elements
• Demolition and debris disposal
• Contractor overhead or profit
• Utility and service equipment
• Elevation or floodproofing
• Site preparations
• Costs associated with complying with regulations or code requirements
• Interior and exterior finishes

Residents affected by recent hurricanes should be aware that Pinellas County is conducting Substantial Damage Assessments (SDA) to determine the extent of damage to properties. This assessment is required by FEMA's National Flood Insurance Program (NFIP).

Every property requires a substantial damage assessment and report, which is currently being performed by Pinellas County and we do not have an estimated date of completion.

To expedite the SDA process, priority is given to owners who submit the 50% (49% for Oldsmar) review form. This form can be obtained at the Planning and Redevelopment Department.

Once the city receives the report, the city will issue a letter of determination.

• No permits will be issued until the SDA is completed.
• The SDA process may take time, so we appreciate your patience.
• Remaining compliant with FEMA's standards is crucial for our community's continued participation in the NFIP, which helps secure flood insurance for all residents.

This is the second step of the process. Once the city receives the final report of the Substantial Damage Assessment from Pinellas County, the city will issue a letter of determination. This letter is a formal notification detailing the assessment results.

Then the structure must be brought into compliance with floodplain management (and building code) requirements for new construction based on a flood zone.

Click here to view the  City of Oldsmar Land Development Code  and the  Florida Building Code 

To become compliant, the building and all electrical and mechanical equipment must be elevated above the 100-year flood elevation. Only parking, building access and limited storage are allowed below the flood level.

• Cities or Counties may face probation or suspension from the NFIP.
• Homeowners could lose access to federally regulated mortgages and face foreclosure.
• Loss of eligibility for federal funding (e.g. Hazard Mitigation Grant Program, Flood Mitigation Assistance).

The County faces the following risks if suspended from FEMA National Flood Insurance Program:

• Loss of Mortgage Access: No mortgages will be available from banking institutions insured and regulated by the Federal Deposit Insurance Corporation (FDIC) within Special Flood Hazard Areas (SFHA).
• Ineligibility for Federal Grants: The local government will not be eligible for any federal grant programs that benefit infrastructure within SFHA zones. Must return federal active grants currently in process that benefit SFHA zones, including the Department of Housing and Urban Development's (HUD) Community Development Block Grant Disaster Recovery (CDBG-DR) program. This restriction hinders the community's ability to fund recovery and rebuilding initiatives.
• Increased Financial Burden on Residents: The combined effects of these limitations will exacerbate the financial strain on residents, particularly due to the rising cost and limited availability of private flood insurance coverage.

View the video below regarding the Substantial Damage Assessment. Please go to the minute 23:00 for discussion.

Click the button below to book an appointment with a member of the Planning & Redevelopment department. They will guide you through all of the permitting and inspection processes.

If you need an appointment outside of normal business hours, please call 813-749-1142.

Please include your address in the title of the email.

Floodplain Substantial Improvement Disclosure Form -  Click here 

Application for Construction in Floodplain -  Click here 

Oldsmar Cost Breakdown Package -  Click here 

Oldsmar Substantial Damage/Substantial Improvement Appraisal Review Checklist -  Click here 

If you believe your home was not substantially damaged, you can request a reevaluation from the damage determination.

1. Substantial Damage Determination Letter A copy of the letter from this mailing that you received regarding the substantial damage determination.  
2. Floodplain Substantial Damage Itemized Cost Breakdown This form is available on our website:  https://www.myoldsmar.com/DocumentCenter/View/13479/Flood-FEMA-COST-BREAKDOWN-WORKSHEE   
3. Substantial Damage Scope of Work Narrative This form is also available on our website:  https://pinellas.gov/wp-content/uploads/2024/11/Substantial_Damage_Scope_of_Work_Narrative.pdf   
4. Detailed Floor Plan A labeled floor plan identifying all rooms/units in the structure (a hand-drawn sketch is acceptable).  

1. Date-stamped photos or videos showing damage (flooding, fire, wind, etc.) taken before and after the storm.  
2. An Actual Cash Value private appraisal (with a pre-storm effective date) that follows the Pinellas County Appraisal Review Checklist (Pinellas.gov/appraisals)  
3. A copy of the FEMA/WLM Letter from the Pinellas County Property Appraiser or a Pre-storm Building Value Reconsideration from the Pinellas County Property Appraiser’s Office (available at pcpao.gov).  

To submit your reassessment request, you’ll need to create an account through the Pinellas County Access Portal:  pinellas.gov/access-portal . Instructions for creating your account can be found at  pinellas.gov/create-an-account-in-access-portal .  

•  City of Oldsmar Land Development Code – Article IV: Flood Control, Stormwater Management and Wetlands Protection 
•  FAQ - Substantial Damage Assessment 
•  Submit Flood Damage Prevention Substantial Improvement Disclosure  
•  FEMA Cost Breakdown Worksheet Instructions  
• FEMA Guides:
  •  Enclosures and Breakaway Walls 
  •  Homeowner’s Guide to Retrofitting 
  •  Protecting Manufactured Homes from Floods and Other Hazards