Nearly six months after hurricanes Helene and Milton struck the Florida Gulf Coast, Pinellas County has sent out substantial damage letters to hundreds of mobile home park residents, notifying them that their properties exceed FEMA’s 50% damage threshold. This designation means homeowners must either elevate or replace their homes to meet FEMA compliance standards.

At Gateway Mobile Home Park, 235 out of 333 residents received the notices in mid-March, sparking frustration and confusion. Longtime resident Connie Aguero described the situation as a shock.

“This came as a complete surprise after we finally felt like we were in recovery mode,” Aguero told Bay News 9.

“They’ve scared everyone. The letter says we have until June 1 to resolve this or leave. They took nearly six months to tell us, and now we only have two months to figure out this overwhelming situation,” she added.

During a Pinellas County Commission Meeting on March 25, Building & Development Review Services (BDRS) Director Kevin McAndrew stated that 78% of the 1,407 mobile homes assessed were deemed substantially damaged. To support affected residents, county staff have been holding in-person meetings with mobile home communities to answer questions and outline next steps.

“We’ve met with five communities so far and have another meeting scheduled tomorrow,” McAndrew said.

He acknowledged the emotional impact of these meetings, explaining that while not all homes suffered interior water damage, many sustained structural harm—such as compromised undercarriages, ductwork, and insulation.

To assist residents in disputing their damage assessments, the county has begun re-inspections. Homeowners must formally request a reassessment if they believe their initial determination was incorrect.

“We’re also advising residents that if they have an elevation certificate, we can rerun the model and potentially overturn the findings,” McAndrew explained, adding that licensed surveyors are being engaged to conduct additional elevation measurements.

Aguero, who already received $14,000 from her insurance for a new AC unit and minor repairs, argues that many residents who received letters did not actually sustain substantial damage.

“The real issue is that people got these letters when they had little to no damage,” she said.

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(Image credit: Spectrum News/Matt Infante)

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