I believe my house is worth more than the Adjusted Property Appraiser's value, so my 50% threshold should be higher. How do I validate this?

Obtain a private Market Value property appraisal from a local property appraisal company, also known as an Actual Cash Value (ACV). Note: appraisals based upon Replacement Cost Values may not be used for this purpose, unless they properly account for depreciation; which most don’t.

Private Appraisal

Typically, in this locality, a private appraisal usually shows buildings at significantly higher values. With a private appraisal, the 50% threshold will be based upon the value of this building shown on the private appraisal; not the overall value of the property, just the building’s value. This is the property value minus land, site improvements and values for other buildings on the lot. On a private appraisal, the value of the building utilized is the labeled "Depreciated Cost of Improvements," which is often found on page 3 of a six-page Uniform Residential Appraisal Report. Submitting a private appraisal to the City doesn’t affect your property tax rate.

Appraisal Value Recorded

Whatever appraisal value you end up using, you’ll have to keep using that value for the next five years. Because the percent of improvement is determined by the value of the building prior to improvements, you can’t keep obtaining appraisals to include the new work you’ve done to increase the 50% threshold. Nor can you use one appraisal method at the beginning, and another later during this five-year window.

Show All Answers

1. What is the 50% rule?
2. What's a "regulated flood zone?"
3. How is the market value of my building determined in connection with the 50% rule?
4. I believe my house is worth more than the Adjusted Property Appraiser's value, so my 50% threshold should be higher. How do I validate this?
5. How is the value of improvements determined?
6. Instead of elevating my home, can I dry floodproof it?
7. Does the 5-year rule reset with a change of ownership?
8. Instead of elevating my commercial building, may I dry floodproof it?
9. How high does my building need to be elevated?
10. My lot is above sea level, so how high on the lot must I raise my house?
11. An Elevation Certificate shows my first floor is only 1/4 inches below the required elevation. Isn't that close enough?
12. Do I need to elevate my building if I plan to substantially renovate it, but the elevation certificate shows that it's higher than the flood level, but lower than the building code requirement?
13. My building has been officially designated a Historically Contributing Structure. Am I still required to elevate it?
14. What are some examples of the ways in which structures can be substantially improved?
15. What is a Substantially Damaged Structure?
16. What the difference between Substantial Improvement and Substantial Damage?
17. In terms of the National Flood Insurance Program regulations, if a structure is determined to be substantially damaged, what must happen to that structure?
18. There are multiple buildings on one lot, that I want to build/renovate. Why am I being asked to file a building permit application for each one separately?
19. Do I need to elevate my building if I recently renovated my building to 49% of its market value, then a fire damaged a room and it's going to cost 1% of the value for repairs?
20. Does the building need to be elevated because a hurricane damaged the roof costing 10% value to repair after I renovated my home to 42%?
21. I have a shed (or garage) in the back yard, that I want to convert to a bedroom (or other living space). Does it have to be elevated?
22. The second floor of my building is well above the flood level. Are repairs to this portion of the building included in the Substantial Improvement calculations?
23. How high does a mobile home need to be elevated?
24. If a building's construction was permitted before the flood map date, but finished after that date, what rules apply?
25. Does solar equipment count toward the 50%?
26. Does only an addition need to be elevated, or the entire building?