Hurricanes Helene and Milton caused widespread and costly destruction. So, representative Linda Chaney (R.) from St. Pete Beach is pushing for legislative changes to adjust aspects of FEMA’s 50% rule, aiming to facilitate recovery for homeowners.

Chaney represents an area where many residents experienced significant damage from the consecutive October storms. Her proposed bill seeks to reinterpret the 50% rule to provide relief for local homeowners.

One key aspect of her proposal involves altering the ‘lookback‘ period, which varies by municipality. In St. Pete Beach, with a five-year lookback, any home improvement work done during this period counts towards the 50% limit under FEMA regulations.

RELATED: FL Lawmaker Seeks Change of FEMA 50% Rule

Chaney explained, “Not only does it limit homeowners from making their homes more resistant to storms, but it also negatively affects property values.”

For example, under the current rule, if a home valued at $200,000 sustains damage up to $100,000, it’s within the acceptable limit. However, if $50,000 in improvements were made within the last five years, only an additional $50,000 in damage could be covered without triggering the rule.

Chaney illustrated this with a real-life scenario from her neighborhood. “My neighbor had renovated his home and then it flooded completely. His renovations exhausted his entire FEMA 50% allowance. Now, he faces the choice of waiting five years or demolishing his home. With a zero look back policy, like in some other communities, he could have restored his home.”

She commissioned a study from Florida’s Office of Insurance Regulation to support her legislative proposal, which aims to standardize a maximum look-back period across Florida. Her bill suggests either a one-year cap or eliminating the look-back period altogether.

While cities argue that longer lookback periods might lead to lower flood insurance premiums, Chaney’s study suggests this benefit is minimal, estimating only a $36 annual savings for homeowners if the lookback period were removed.

Chaney also warns against unpermitted repairs, which could lead to homeowners having to undo their work. She mentioned that there are ongoing discussions for the 2025 legislative session to address further bureaucratic challenges in storm recovery.

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(Image credit: AP Photo/Mike Carlson)