In the wake of back to back hurricanes that brought devastating damage to the Gulf Coast, SAHP has partnered with Architecture Sarasota and Sarasota County Historical Resources to coordinate an outreach effort to owners of historic properties. Properties that have Local Historic Designation or are on the National Register of Historic Places, either individually or as part of a district, are eligible for an exemption from the FEMA Substantial Improvement/Damage Rule. Sometimes referred to as the 50% Rule, this policy regulates the major improvements or reconstruction and repair of buildings within the floodplain.
In layman’s terms: if the cost to repair the damaged building is greater than 50% of the market value of the building, it must be brought up to current building code requirements for new construction. This can often be a death sentence for historic structures. Without the FEMA exemption, damaged important historic buildings are often demolished, or subject to dramatic alterations that destroy the historic character and render the building unrecognizable.
At the local and state level, efforts are being made to expedite and streamline the review process for historic designations to extend the FEMA exemption to properties not yet designated. This response is critical to prevent the widespread erasure of important historic architecture along the coast.
Myth-busting: This does not mean that these properties will be rebuilt just to be destroyed again in the next storm. Part of the process involves determining strategies for increased wind resistance and flood proofing, to harden the buildings against an increasingly extreme climate. Dry flood-proofing barriers, and wet flood-proofing strategies and materials are explored to address the unique threats a property faces within the budgetary constraints of the property owner.
This work is part of a larger, critical conversation we need to participate in at both the local and global levels about how we adapt to changing climate conditions. For all the reasons we love it, Sarasota is at the frontline of extreme weather, and it is important to thoughtfully consider how we manage these changes.
If you have a vulnerable or damaged historic property that is not yet designated, please reach out and we can help get the ball rolling.
If you would like to learn more about storm hardening, please visit the following resources:
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