With hurricane season nearing, Pinellas County is revamping its permitting process to help residents in unincorporated areas return home faster after storms.

County officials plan to implement upgraded software, simplify procedures, and use a proprietary damage assessment tool to speed up permit approvals.

The new approach leverages a FEMA-approved option allowing residents to submit contractor-prepared damage assessments instead of waiting for formal substantial damage reports, a change aimed at reducing permit delays.

This revision addresses frustration voiced by barrier island residents, particularly in Treasure Island, who felt past recovery efforts were slowed by rigid adherence to FEMA rules meant to preserve flood insurance ratings.

“From the beginning, we said we need alternatives to waiting months for substantial damage determinations,” said Kevin McAndrew, the county’s director of building and development review, at a May 20 commission meeting. “Now, residents can submit a detailed permit application immediately.”

McAndrew acknowledged that this option was underutilized after the last storm, as most damage assessments were completed before the alternative was widely communicated. “Next time, we’ll offer that option from day one. That’s going to be a major improvement.”

The county also plans to fast-track permitting for multi-story condominiums, which typically sustain damage below FEMA’s 49% repair cost threshold due to their high overall value.

Additionally, a new policy will allow immediate permitting for homes with water damage under 12 inches and no damage above electrical outlets.

“We recognize how critical interior inspections are,” McAndrew added. “Whether through in-person or virtual appointments, those inspections must remain part of the process.”

He also stressed the importance of moving away from FEMA’s outdated assessment tools. “We’re already in talks with a national vendor to implement a more automated damage estimation system,” he said.

McAndrew highlighted the value of in-person recovery services, noting that more than 1,000 building permits were issued on-site following the last storm. The county plans to set up a similar permit hub next time.

To prevent unnecessary delays, the county will educate homeowners on avoiding “self-inflicted” substantial damage determinations. “Many homeowners removed drywall all the way to the ceiling, which increased their repair scope and triggered substantial damage classifications,” McAndrew explained.

County Administrator Barry Burton added that the technology and procedures developed by the county will be available to municipalities countywide.

“This entire experience has been about writing a better playbook for next time,” McAndrew said.

The county is now drafting a request for proposals to create a rapid-response system for damage assessment, permitting, and inspections—modeled after emergency debris removal contracts. These services will be available to all Pinellas municipalities.

McAndrew also urged homeowners to document their property before storms. “It was surprising how many people had no pre-storm photos to support their claims,” he said.

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