Construction

Once the floodwaters have subsided, decisions on what to do with the home need to be made. Rebuild, demolish, sell, or retrofit?These are all options, however what you’re allowed to do may not be your choice. Many jurisdictions, understandably so, want to remove structures from high risk flood plain areas. Some will have dollar amount limits on how much you can rebuild depending on the value of the structure.

Going Back After A Flood

While flood waters are in your home, it can be very hard to watch from afar. You will be itching to go back to assess damage and gather personal items. But precautions should be taken. First ensure that local officials are allowing access to the flooded area. The path back may not be safe or easily reachable. Flood waters can dislodge a lot of items and bring in other hazards. Be sure to not get stuck while going back. If roads are muddy, wait till they’re drier or take a vehicle that can handle the terrain. If going by boat, take necessary precautions such as life jackets, communications device, etc. Also be sure to let people know that you are going and when.

Once at your home, be cautious of loose or downed power lines. Also be wary of additional hazards such as toxic or flammable debris such as propane tanks.

Things To Know

First ensure that local officials are allowing access to the flooded area.
Let people know that you are going and when.
Be sure to not get stuck while going back. If roads are muddy, wait till they’re drier or take a vehicle that can handle the terrain. If going by boat, take necessary precautions such as life jackets, communications device, etc.
In areas serviced with propane tanks, take caution as they may be leaking gas.
Be cautious of loose or downed power lines.
If electrical outlets or wires have gotten wet, turn off power to your home until it can be looked at by an electrician.
After cutting out drywall, get fans or air movers to dry things out. Be prepared as this can take several days depending on your home size, weather, and how many fans you have.
Plumbing lines should be fine but should still be looked just in case. Sometimes debris or things like floating appliances can run into and damage plumbing lines or joints.
If you’re on well water, you’ll need to have a well company come out and inspect and treat the water.

Can You Rebuild?

Depending on where your home is located, rebuilding may or may not be an option. This will likely be decided by your local building code/permit enforcers and floodplain manager. A lot will depend on the flood zone you’re in, how high the home is off the ground, and local building laws. High risk zones may have limitations on what can be done. Some jurisdictions may not allow any construction. Some may allow it, but only if the home is raised to at least the Base Flood Elevation (BFE) or moved to a lower risk flood zone. Some may allow repairs, but only a certain amount. Typically that would involve FEMA’s Rule of 50, which basically means that the cost of repairing a home cannot exceed 50% of the home’s market value. Important to know that this only for the value of the structure, land value is not considered. So if you have a 1 bedroom cabin on 50 acres of land, only the value of the cabin matters. This may mean you need to get and pay for documents to get a building permit. Such as an elevation certificate, site plan, location map, grading plan, construction plans/specifications, and home appraisal.

Helpful Construction Links

Things To Know

Base flood elevation (BFE) is a value determined by the Federal Emergency Management Agency (FEMA) that helps identify the flood risk in a certain area. By extension, it also determines the risk a particular structure has of flooding if the water level rises. The BFE is the expected water level rise during a flood with a 1% chance of occurring in any given year. (Source)
The cost to rebuild is usually based on the industry standard including labor. So even if you do the work yourself, you may have to figure in labor costs in your estimate.
The appraisal value will be for the value before the flooding. When getting a home appraisal, try and get a person that is trained in post natural disaster appraisals.
Try to find an appraiser that is familiar with appraising flooded homes or natural disasters.
The Rule of 50 may reset to $0 in some jurisdictions after a certain amount of years have passed. Others will have no reset.

Contractors, Volunteers, Doing Your Own Work

With the Rule of 50, you may be thinking that you can do the work yourself or with volunteers to keep construction costs down. Helping to ensure you stay below 50% of the home’s value. However that won’t be how it works. If you do the work yourself or with volunteers, the cost to rebuild will likely be based upon industry standards. Local officials will likely determine what this is, so speak with them for guidance.

In the aftermath of a natural disaster, many groups and businesses will come to help rebuild. Some with good intentions, some with bad. If working with a contractor, be sure they have the required credentials to work in your area. Such as a local contractor license, insurance, and bonding. If possible get references and construction contract signed. Also be wary of non-profit or volunteer groups, even ones that have good intentions. Sometimes they will do work without getting the proper paperwork or do work they’re not qualified to do. Speak with your local building code/permit officials for guidance.

Helpful Construction Estimator Links

Homewyse (Construction cost estimator)

Things To Know

If hiring a contractor, ensure they are qualified and credentialed to do the work.
Though good intentioned, some organizations and volunteers may not be qualified or get the required permits.
Speak with your local building code and permits officials for guidance.

Increased Cost of Compliance Coverage (ICC)

If you are a National Flood Insurance Policy holder, you may be eligible for the Increased Cost of Compliance (ICC). This program can help the policy holder with up to $30,000 to help bring a home or building up to current floodplain building codes. This can include elevation of a home or building, flood-proofing, relocation, and demolition.

Helpful ICC Links

Things To Know

Eligible ICC Activities
Elevation | This raises your home or business to or above the flood elevation level adopted by your community.
Demolition | This tears down and removes flood-damaged buildings.
Relocation | This moves your home or business out of harm’s way.
Floodproofing | This option is available primarily for non-residential buildings. It involves making a building watertight through a combination of adjustments or additions of features to the building that reduces the potential for flood damage.
ICC funds will factor into the Rule of 50.
ICC funds may not be allowed in some areas such as floodways, depending on local building codes.

FEMA Buyout / Property Acquisition

In some cases, FEMA (in coordination with local officials) may offer to purchase you home and land. This is more likely for high risk or frequently flooded areas. The land will then become structure free land, as they would like to have fewer homes and buildings in these areas. There are some caveats to this process though. The offered amount will be determined after an appraisal of the fair market value before the flood, which may not be to your satisfaction. It’s a lengthy process that can take years, and they may not finalize an offer unless your neighbors agree to sell their properties as well. FEMA and local officials may not consider it worth purchasing unless all the structures in an area can be removed.

Helpful Buyout Links

Things To Know

Process can be lengthy and last years
Offered value may be less than what you expect
You’ll have to apply with local officials who’ll work with FEMA
Even if you want to sell, you may not be able to unless your neighbors agree to as well

Flood-Proofing

There are several different methods, materials, and design ideas to help “flood proof” a home. Most involve raising a home to above the BFE which should keep the livable space out of flood waters. Other ideas keep the livable space salvageable if waters do get in. Below are some helpful links.

Helpful Flood-proofing Links

Things To Know

Building codes and enforcement vary wildly by state, county, and municipality. What you will be allowed and not allowed to do post flood will depend on what local building code jurisdiction you’re under.

Construction Tips

This is mostly based upon our experience with the construction process.

Things To Know

Inspect the foundation or footings for any signs of settling. Look for cracks around windows and doors, leaning posts, cracked or bowing foundation walls, and separation from steps or decks. Flood waters can shift the foundation and erode the soil around it.
Drywall comes in 4 ft wide sheets, so it might be easier to cut out old drywall 4 ft high. This way you don’t have to cut your new drywall sheets when installing.
Any electrical wires, outlets, or components that get under water will need to be replaced. If you have an old electrical box like a fuse box, now would be a good time to upgrade if you’re replacing a lot of wires and outlets.
After cutting out drywall, get fans or air movers to dry things out. Be prepared as this can take several days depending on your home size, weather, and how many fans you have.
Plumbing lines should be fine but should still be looked just in case. Sometimes debris or things like floating appliances can run into and damage plumbing lines or joints.
If you’re on well water, you’ll need to have a well company come out and inspect and treat the water.