By Prop Hunters · Published · Miami Lakes, FL
Houses in the Florida Keys take more weather than anywhere else in South Florida. After a hurricane or a high-water event, owners face hard questions: repair, rebuild, or sell? The answer often depends on rules that are specific to flood zones and to Monroe County.
Monroe County and the cities in the Keys take part in the National Flood Insurance Program. Under those floodplain rules, if a building in a flood zone is substantially damaged, meaning the cost to repair it equals or exceeds 50% of the building's market value, the repaired building generally has to be brought into compliance with current flood rules. For many older Keys houses built at ground level, that means elevating the house or rebuilding it.
The local building or floodplain office makes that call, not the owner or the insurer. Depending on the address, that's Monroe County Building or the City of Key West, Marathon, Islamorada, Key Colony Beach or Layton.
Many elevated Keys homes have a downstairs enclosure. Below the base flood elevation, these are generally limited to parking, building access and storage. If one was finished into a bedroom or apartment, that's usually a compliance problem, and it gets noticed after a storm, during permitting, or when a buyer's inspector or lender looks closely.
The Keys limit new residential units through a permit allocation system. Rebuilding an existing lawful home is treated differently from adding a new unit, but it still needs permits, and the paperwork for what was lawfully there matters. Before you decide, ask the building department what the records show for your parcel. You can also check the Monroe County Property Appraiser.
Many Keys houses are inherited too. For an estate with damage, open permits or code issues, see how an inherited house with open permits in Plantation sold as-is, and our fire and water damage page. More on the area: Monroe County and the Keys. Call or text 305-812-9445, or tell us about the property.
Under flood program rules, if repairing a damaged building in a flood zone would cost 50% or more of its market value, it's considered substantially damaged and generally must be brought up to current flood rules, which can mean elevating or rebuilding. The local building or floodplain office decides.
Usually yes. How claim payments are handled at closing depends on the policy, the mortgage lender and the contract, so get it in writing.
Below base flood elevation, enclosures are generally limited to parking, access and storage. A downstairs bedroom or apartment is often a compliance issue that comes up during permitting or a sale.
We buy houses from Key Largo to Key West. We don't buy condos.
This article is general information, not legal, insurance or engineering advice. For substantial damage determinations, contact the building or floodplain office for your address.