Local governments along Florida’s Gulf Coast are strictly enforcing FEMA regulations on hurricane repairs, causing tension with homeowners eager to rebuild after Hurricanes Helene and Milton. While the rules may seem restrictive, they protect community-wide flood insurance savings.
The situation is exemplified by Brian Leggett, who moved to St. Pete Beach just four days before Hurricane Helene struck. When his first floor flooded, the Georgia-based contractor planned to bring his own workers to restore his dream retirement home.
“I never imagined that I could not start repairing my own home,” Leggett says. “I’m simply wanting to put back what I bought a week before the hurricane hit because the house was in perfect shape.”
However, code enforcement officers recently ordered him to halt work, along with many others around Tampa Bay, citing federal requirements for proper licenses, permits, and appraisals.
Key FEMA Requirements:
- All flooding and storm repairs need proper permits
- Licensed contractors must perform work
- Professional appraisals are required
- The “50-percent rule“: repair costs cannot exceed half the home’s appraised value without requiring elevation or demolition
According to Bradenton appraiser Patricia Staebler, local governments are being especially vigilant after recent events in Lee County. “Many municipalities in Lee County got in trouble with FEMA because they obviously didn’t follow certain rules,” she explains. “This will not happen in Manatee, Sarasota, Pinellas. Everyone will be super sharp and comply with FEMA rules.”
The stakes are high. When FEMA investigated Lee County’s permit practices after Hurricane Ian, it temporarily revoked flood insurance discounts for over 100,000 policyholders before eventually reversing the penalty.
Despite filing for a permit, Leggett plans to continue repairs. “I’m going to submit the application,” he says, “But I’m not going to stop my guys from working.”
To help residents understand these regulations, cities along the Gulf Coast are hosting public meetings, with the next session scheduled for Wednesday, tonight, in Madeira Beach.
Experts advise that while the rules may seem burdensome, they protect long-term community interests by maintaining crucial flood insurance discounts for all residents.
St. Pete-Clearwater Sun 
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