Storm Damaged Coastal Homes: Repairs Before Winter

Repairs in a Special Flood Hazard Area require permits regardless of the damage determination, according to the Federal Emergency Management Agency. We advise contacting your building department before starting repairs.

The Office of Governor Gavin Newsom announced preparations for winter storms and flooding ahead of El Niño. State agencies are staging supplies and coordinating with local communities. The announcement says El Niño heightens the risk of strong storms but does not guarantee a wet winter or any particular storm.

Your community’s building official or floodplain administrator makes the substantial damage determination. The Federal Emergency Management Agency and your insurance carrier do not make that decision. Your community will notify you of the determination and explain the actions required for compliance.

The Federal Emergency Management Agency’s quick guide compares the cost of restoring the structure to its condition before the damage with the structure’s market value, excluding land. It gives the following threshold and example of a stricter community standard.

California’s guidance, What Kind of Contractor Do You Need?, says anyone who contracts to perform work on a project that requires a building permit, uses employee labor or workers, or is valued at $1,000 or more for combined labor and materials costs must hold a current, valid contractor license. A building permit requirement triggers the license requirement even for a smaller repair.

We advise defining the repair scope and verifying the contractor’s license before hiring. The state’s guidance explains that general contractors usually coordinate projects and licensed subcontractors. A specialty contractor may be appropriate for a single job, such as roofing or plumbing.

Standard homeowners insurance does not cover flood damage, according to the California Department of Insurance. We advise discussing flood coverage with your insurance agent before the next storm.

The department’s guidance on the National Flood Insurance Program says the policy will take effect 30 days after it is purchased. It describes an exception when a buyer purchases a house in a designated high risk area with a mortgage from a federally regulated lender. In that case, the required flood policy takes effect immediately.

We advise establishing your rebuilding requirements with local officials before settling the repair scope. The Federal Emergency Management Agency warns that continuing repairs without proper permits could result in additional costs or enforcement actions.

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