Can I repair/rebuild my home?
It depends if the home is located inside of a floodplain or floodway and if the home is considered substantially damaged/substantially improved.
Contact your local permitting department to inquire about the permitting process

Who do I contact about permits for repair/rebuild?
Contact your local permitting department to inquire about the permitting process. If you reside within a city or town they would be the local contact. Unincorporated areas would contact the county.
     Unincorporated Montgomery County
     Conroe
     Cut and Shoot
     Magnolia
     Montgomery
     Oak Ridge North
     Panorama Village
     Patton Village
     Roman Forest
     Shenandoah
     Splendora
     Stagecoach
     Willis
     Woodbranch
     Woodloch

I live outside of a flood zone, can I repair/rebuild my home?
Typically the permitting process for repair/rebuild is focused on floodplain regulation compliance and therefore required for homes that are within a floodplain or floodway considered substantially damaged. However, it is always a good idea to reach out to your local permitting department to inquire about the permitting process and any requirements.

Why is my home considered substantially damaged?
It has been determined that the cost to repair the home is equal to or exceeds 50% of the market value of the home before the damage occurred. 

I did not have the amount of damage as claimed in the substantial damage letter. How do I appeal?
You are able to appeal the substantial damage determination by:
     1. Submit a complete contractor's estimate to repair the damage. The estimate must be on the official contractor's letterhead with the contractor's name, address, and phone number, and other pertinent contact information.
     2. An owner may appeal the market value amount by providing an appraisal from a certified appraisal company that shows the pre-flood market value of the structure.

It is important to remember that FEMA determines anything over 18 inches of water inside the home as major damage. This determination is based on the fact that with that amount of water inside of the home, it is more than likely electrical components of the home were impacted. 

My insurance company says I have to get a substantial damage letter to receive funding. How do I get that? 
Contact your local permitting department to inquire about a substantial damage letter. If located within a city or town they would be the local contact. Unincorporated areas would contact the county. 

I was declined a housing repair program because they said the home was substantially improved, but all I did was repair the damaged home.
If the home is/was determined substantially damaged at any point, it is automatically considered substantially improved as it would take 50% or more in cost for repairs to get back to the original value of the home and therefore still require the current floodplain regulation compliance.

What happens if I repair/rebuild without a permit?
If the home is located within a floodplain or floodway and the home has been determined substantially damaged, current compliance with floodplain regulation is required. Failure to meet that compliance risks the property being listed as a 1316 property. A 1316 indicator on a property can impact flood insurance and future disaster assistance. 

What does being listed a 1316 property really mean for me?
If a home is deemed a 1316 property under Section 1316 of the National Flood Insurance Act of 1968 (as amended) can, and many times will result in the denial of flood insurance as well as denial of future federal disaster assistance through FEMA or SBA. In addition, if the homeowner looks to federal programs in the future, such as buyouts, homes are ineligible if they are listed as a 1316 property.