Hundreds of Pinellas County residents are receiving letters stating their structures are substantially damaged, forcing them to make crucial decisions about their properties.

County officials urge homeowners to challenge these letters and seek a new evaluation, especially with the FEMA 50% rule in play, which determines repair limits based on damage extent.

John Richter, among the 366 recipients of such a letter, initially believed there was an error. The letter lacked specifics, statistics, or evidence of the inspection process.

As a certified building contractor, Richter estimated his home repairs at less than $20,000, including contractor markups. However, the county’s property appraiser, using a FEMA calculator, pegged the repair costs at about $81,000.

“This process is more distressing than the flood itself,” Richter commented. “I want FEMA and the county to step aside and let us rebuild our lives.”

The letter from the county lists four compliance options: elevate and repair, replace with an elevated structure, relocate the home out of the flood zone, or demolish and rebuild anew.

“I’m a taxpayer; this is my home. You can’t just tell me this without evidence,” Richter argued at a county meeting. 

Commissioners, some of whom were unfamiliar with the letters, expressed their dismay at the situation. 

“It’s disheartening. It feels like we’re adding insult to injury,” Commissioner Rene Flowers noted, criticizing the lack of detailed damage documentation with the letters.

The County Administrator clarified that assessments are conducted using a higher-level FEMA estimator tool, not just local estimates.

Commissioner Chris Sherer voiced a desire to challenge what he sees as FEMA’s harsh stance on homeowners.

Kevin McAndrew, the director of building and development review services, emphasized that these letters do not equate to condemnation but are based on repair costs versus property value.

However, Richter pointed out the catch-22 of reassessment: “They suggest reassessing the property value to raise the 49% threshold, but that just means higher taxes for us. I won’t inflate my home’s value to pay more taxes for a government that can’t even inspect homes promptly.”

Despite warnings of potential violations for unpermitted repairs, Richter proceeded with fixing his home, driven by family needs and frustration with the delays. 

“These letters are just the start. We aim to work with homeowners to explore options and inform them about financial aid,” McAndrew added, noting that minimal repairs for temporary living could be permitted on-site.

Homeowners have 60 days from receiving their letter to apply for a reassessment online or by calling (727)-464-3888 to schedule an appointment.

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(Image credit: Pinellas County)