Residents of storm-battered St. Petersburg, along with several real estate agents, have voiced worries after city officials initiated nearly 11,000 code enforcement cases on properties potentially affected by Hurricanes Helene and Milton.

Many residents argue that their properties do not exhibit significant damage, while others worry that open cases could tarnish property reputations, complicating sales. 

City officials, however, assert that the program is functioning correctly to safeguard current and future property owners. Councilmember Brandi Gabbard, who called for a discussion on Thursday evening, pointed out that some residents with open cases have acknowledged performing storm repairs without necessary permits or unpermitted work.

Joe Waugh, the director of code compliance, clarified, “An active case does not equate to a code violation, nor does it place an encumbrance on property that would impact real estate transactions.”

Waugh explained that the code department has been overseeing vacant and boarded properties for over a decade without affecting property sales. Gabbard, a resident of Riviera Bay, confirmed this by checking with four title companies about her own property; they all agreed that an open case would not obstruct a sale. An active case might appear in a lien search, but a disclosure notice can resolve any concerns.

Gabbard added, “Several title companies noted that they are selling homes where they’re concerned about lack of full disclosure,” suggesting that these cases could serve as an additional layer of property history awareness for buyers.

Amy Foster, administrator for housing and neighborhood services, mentioned that FEMA has endorsed the process and contacted the city following recent media coverage to confirm compliance with federal regulations, which aim to prevent unpermitted work that could exacerbate flooding issues.

The city has opened 10,898 cases targeting properties in flood zones identified through initial damage assessments, requiring substantial repairs to meet elevation and resiliency standards if damage exceeds 49% of the property’s value.

Waugh also discussed a warning from another municipality about potential federal repercussions if the number of code cases did not match the damage reports, potentially jeopardizing the city’s standing with the National Flood Insurance Program (NFIP).

Recent inspections between January 27 and February 8 found 69 instances of significant repairs done without permits. Assistant City Attorney Heather Judd confirmed that St. Petersburg’s process aligns with state laws, contrasting with Fort Myers Beach, which faces NFIP suspension for inadequate documentation of code enforcement.

Foster emphasized that violations would be uncovered regardless, often through FEMA assistance and insurance data discrepancies.

City officials urge homeowners with open cases to reach out to the permitting department, where cases without damage can be quickly closed, updating public records to reflect no violation.

Despite a letter sent out in November 2024 explaining the process, Councilmember Gina Driscoll criticized the administration’s communication efforts. Waugh acknowledged the communication shortfall and committed to improving how such information is relayed, especially after an extraordinary hurricane season.

More information has been made available via a dedicated website and social media. Councilmember Mike Harting, representing Shore Acres, acknowledged the strain on city staff post-Hurricane Helene and thanked Waugh for his direct engagement with concerned residents.

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