Did a storm just pass and now you have an SI/SD letter in your mailbox? It is normal to feel overwhelmed when repair plans get paused and new rules appear. You can protect your home and stay on track when you understand what the letter means and what to do next. This guide explains the 50 percent rule, Manatee County’s process, your options, and who to call for help. Let’s dive in.
What SI/SD means
Substantial Damage (SD) means the cost to restore your home to its pre‑damage condition is 50 percent or more of the structure’s pre‑damage market value, excluding land. Substantial Improvement (SI) applies when planned work meets that same 50 percent threshold. These standards come from the National Flood Insurance Program and are built into local floodplain rules. You can review the national definitions in FEMA’s overview of SI/SD requirements on FEMA’s site.
When letters arrive
After a major storm, Manatee County inspects impacted areas and documents damage. If your property sits in a Special Flood Hazard Area, you may receive a written SI/SD notice with the county’s preliminary estimate and instructions to stop repairs until the review is complete. The county explains its post‑storm inspection and letter process in its Substantial Damage Assessments guidance.
How values are set
For the 50 percent test, Manatee County uses the Manatee County Property Appraiser’s depreciated building value as the baseline “FEMA value.” Damage estimates are developed from field data, often using FEMA’s Substantial Damage Estimator tool, and then reviewed by the county. You can learn more about the SDE methodology from FEMA’s Substantial Damage Estimator tool page and see local rules on the county’s SI/SD page.
Reassessment options
If you disagree with the estimate, you can request a reassessment. Manatee County accepts additional documentation such as time‑stamped photos, contractor bids, insurance paperwork, and a qualifying private appraisal with a pre‑storm effective date and required statements. The county outlines appraisal criteria, documentation standards, and submittal steps on its SI/SD page.
What to do first
- Stop any repair work until you have permits or written approval from the county or city.
- Call your flood insurance agent to open or update your claim and ask about ICC eligibility.
- Contact Manatee County Floodplain Management at 941‑748‑4501 ext. 5871 for next steps and submittal instructions.
- If your property is inside Bradenton city limits, review the city’s SI/SD application and permit forms on the City of Bradenton planning and building forms page.
- Gather the documents listed below and submit them as instructed by your local office.
Evidence checklist
- Pre‑storm interior and exterior photos of the home.
- A recent pre‑storm appraisal or other market value documentation, if available.
- An Elevation Certificate or survey showing lowest floor and ground elevations.
- Itemized contractor bids for labor and materials.
- Receipts for any work already completed.
- Insurance claim documents and adjuster communications.
- Prior permit records for improvements that may count toward cumulative totals.
- Dated timestamps or metadata for photos and files.
If you are substantially damaged
When the county or city issues an SD determination, your home must be brought into compliance with local floodplain rules. Manatee County generally requires elevating to the Flood Protection Elevation, which is Base Flood Elevation plus one foot, or to the Design Flood Elevation if higher. Typical options include elevating the structure, relocating it, demolishing and rebuilding to code, or floodproofing for non‑residential buildings. Details are outlined on the county’s SI/SD page.
ICC funds can help
If you carry an NFIP flood policy, Increased Cost of Compliance coverage may provide up to $30,000 to help pay for elevation, demolition, relocation, or floodproofing after a community SD determination. ICC is a separate claim from your flood damage claim, and timing matters, so contact your insurer early. See FEMA’s overview of ICC benefits and requirements on the ICC program page.
Cost questions to clarify
Homeowners often ask which expenses count toward the 50 percent calculation. FEMA provides guidance on cost accounting and the 50 percent rule, and communities follow that guidance and state instructions. Ask your local floodplain official how Manatee County treats specific costs, including elevation expenses. You can read FEMA’s discussion of the 50 percent rule and costs in this policy guidance page.
Permits and sales impacts
All storm repairs must be permitted. Starting work without approval can create costly compliance issues later. The county explains permitting and enforcement for SFHA projects on its SI/SD page.
If you plan to sell, know that an SI/SD determination and any required mitigation can affect financing, disclosures, and buyer expectations. Lenders often require flood insurance for homes in Special Flood Hazard Areas, and recorded mitigation measures can appear in the public record. Consult your lender, title professional, and the local floodplain office before listing.
Local contacts and forms
- Manatee County Floodplain Management, Development Services: 941‑748‑4501 ext. 5871. Resources and SI/SD packet: Manatee County SI/SD page.
- City of Bradenton Building and Planning: SI/SD application and permit forms on the city forms page.
Ready for next steps?
You do not have to navigate SI/SD alone. If you are weighing repair choices or a sale, our team can help you understand market impacts, timelines, and buyer expectations so you can move forward with confidence. Reach out to the Knetsch Team for local guidance and a plan that fits your goals.
FAQs
What is an SI/SD letter after a Bradenton storm?
- It is a notice that the county or city reviewed storm damage at your property and determined whether repairs may meet the 50 percent Substantial Damage or Substantial Improvement threshold that triggers floodplain compliance, per FEMA’s SI/SD standards.
Why did Manatee County tell me to stop repairs?
- Local rules require you to pause work until the SI/SD review is complete and permits are issued, which the county explains in its Substantial Damage Assessments guidance.
How does Manatee County calculate the 50 percent test?
- The county uses the Property Appraiser’s depreciated building value as the baseline and compares it with itemized repair costs, following FEMA methods like the Substantial Damage Estimator tool and the county’s SI/SD procedures.
What can I submit if I disagree with the letter?
- Provide dated photos, contractor bids, insurance documents, and a qualifying pre‑storm appraisal that meets county criteria, as described on the Manatee County SI/SD page.
What funding can help with required elevation or rebuilds?
- NFIP’s Increased Cost of Compliance coverage may offer up to $30,000 for elevation, demolition, relocation, or floodproofing after an SD determination, per FEMA’s ICC program overview.
Where do I get Bradenton city forms?
- If your home is inside city limits, download the SI/SD application and permit forms from the City of Bradenton planning and building forms page.
