From Flooded to Elevated: BlueWave Restorations Navigates FEMA Substantial Damage Rules in Holmes Beach
When a property experiences severe flood damage, rebuilding isn’t just about repair — it’s about resilience. In Seaside Gardens in Holmes Beach, BlueWave Restorations and Dospel Construction worked closely with building officials with the City of Holmes Beach to rebuild one side of a low-lying duplex after extensive flood damage. The project not only restored the home but elevated it — literally — to help protect against future storm events.
Understanding the FEMA Substantial Damage / Substantial Improvement Process
Under FEMA’s National Flood Insurance Program (NFIP), local building departments are required to evaluate flood-damaged properties to determine if they are substantially damaged.
- Substantial Damage means that the cost to restore a structure to its pre-damage condition equals or exceeds 50% of the building’s market value (excluding land).
- Substantial Improvement applies when a property owner plans improvements — even unrelated to storm damage — that meet or exceed that same 50% threshold.
Once a property is officially declared “substantially damaged,” the law requires that it be brought into compliance with current floodplain management regulations. That typically means elevating the structure above the Base Flood Elevation (BFE), improving foundation systems, and using flood-resistant materials.
And once the determination is made — there’s no going back. The structure must be rebuilt to modern FEMA standards before it can be occupied again.
BlueWave’s Role: Documentation and Determination
BlueWave provided the damage assessment, documentation, and cost analysis required for the City of Holmes Beach to issue a Substantial Damage Determination. This included:
- Detailed photographic and moisture documentation
- Verified cost estimates for repair vs. replacement
- Coordination with building officials to ensure FEMA compliance
With that determination in place, Dospel Construction led the reconstruction phase — raising and rebuilding one side of the duplex above flood elevation, adding structural reinforcements and modern finishes that enhance both safety and property value.
Building Up for the Future
This project demonstrates that flood recovery can be more than restoration — it’s an opportunity to build smarter, stronger, and higher.
By combining FEMA compliance with quality craftsmanship, BlueWave and Dospel Construction helped transform a vulnerable structure into a resilient coastal home ready to weather future storms.
If your property has experienced flood damage, our team can assist with the full Substantial Damage/Substantial Improvement documentation and rebuilding process — from inspection to elevation.
BlueWave Restorations – Restore. Rebuild. Resilient.