Substantial Improvement & Substantial Damage

The National Flood Insurance Program (NFIP) has special rules for buildings that were built before Hernando County adopted its flood regulations. These buildings are called "Pre-FIRM" structures. If a building was built on or before April 17, 1984, it's considered Pre-FIRM. Buildings built after April 17, 1984, are called "Post-FIRM" and must meet the regulations at the time of construction.

Older homes (Pre-FIRM) often weren't built to today's flood standards. For example, a house might be built directly on the ground in an area that now requires homes to be elevated on stilts.

The NFIP requires that if you make major changes to a Pre-FIRM building, like repairs, additions, or renovations, and the cost exceeds 50% of the building's fair market value (not including the land), the entire building must be brought up to current flood standards. This rule also applies to newer homes (Post-FIRM) that were built according to the rules at the time but are now considered non-compliant or non-conforming (Citrus County Code of Ordinances, Section 18-197 (d)).

• Major changes to a building's structure: This includes things like remodeling, adding rooms, or changing the foundation.
• Repairs after damage: From any cause – including and primarily damages caused by flooding.
• Rebuilding on the same site: If you rebuild a building that was demolished or destroyed, you'll need to meet current flood standards.
• Changes to flood zones: If the flood zone or floodway for your property was revised, you may need to make changes to your building to meet the new standards.

Any major work on your building, even if it's just repairs, could lead to the Substantial Improvement rule.

Substantial Damage is a part of the Substantial Improvement rule. It means that if the cost of repairing damage to your home is 50% or more of its fair market value, your home is considered Substantially damaged.  Substantial Improvement is the big umbrella, and Substantial Damage is a specific type of improvement that happens when a building has been significantly damaged by a flood or any other damage source.

The NFIP provides insurance for buildings in flood zones, which includes coverage for those severely damaged by flooding. This coverage is called Increased Cost of Compliance (ICC), and it helps pay for the necessary expenses to update these buildings to current standards.

The Substantial Improvement rules aren't meant to stop you from doing regular maintenance. To verify if your project needs a permit, contact us at flooddepartment@hernandocounty.us A local official will review all the planned work submitted in the permit application. Be sure to complete the Hernando County Substantial Improvement form, or Substantial Damage Application whichever is applicable.