Meyerland Community Improvement Association
4999 W. Bellfort
Houston, TX 77035
FROM THE GREATER HOUSTON BUILDERS ASSOCIATION....
With the recent flooding in the Houston area, there are scam artists posing as legitimate contractors who want to cheat you out of your money.
These "fly-by-night" operators often show up in communities impacted by natural disasters to try to scam distressed home owners into paying for shoddy repairs or work that they will never show up to perform.
We want to clarify the “50% rule” and the “Substantial Damage” letter that some of you have received from the Mayor. The City is preparing an information sheet to be placed on all residents’ doors explaining how you will be able to repair your home without having to raise your home.
If you have questions about what to do with your home, it is important that you ask the city, a licensed REALTOR®, FEMA and/or your insurance company. Do not guess and do not rely on hearsay. Each homeowner’s situation may be different. The Meyerland Community Improvement Association can try to answer your questions for you or assist you in deciding whom to contact.
If you reside in the Floodplain, there are facts you need to know in order to move forward with the repair of your home due to flood damage. You will need to meet with contractors to get estimates of the cost to repair your home. The contractor you hire will obtain the necessary City permits.
See Frequently Answered Questions (FAQs) on the city’s website: http://edocs.publicworks.houstontx.gov/documents/director/repairing_flood_damage_in_floodplain_faqs.pdf
See also www.houstonrecovers.org for helpful information during your recovery.
If repairs to your flood-damaged home cost less than $10,000, NOT including the cost to remove the damaged material, the City of Houston does not require you to obtain a permit to complete the repairs. You can proceed with your repair work.
If repairs to your flood damaged home will cost more than $10,000, NOT including the cost to remove the damaged material, you need to obtain a permit from the City of Houston. A good, licensed contractor will obtain the necessary permits.
If the repairs due to flood damage will cost you less than 50% of the appraised value of your home (calculated by taking the appraised value of your home and dividing by two), you can do the following:
If the repairs to your home will cost you more than 50% of the appraised value of your home (calculated by taking the appraised value of your home and dividing by two), you can:
**by hiring a certified appraiser to review your property at the pre-damaged condition. If you have an appraisal performed within the last few years, it may suffice and you would not need a new appraisal. If your new value is more than two times the cost of your repairs, you can go to the city to get a Floodplain Development permit to proceed.
**by using the value of your home on your insurance claim’s Proof of Loss. If that value is more than two times the cost of your repairs, you may go to the city to get a Floodplain Development permit to proceed.
**Raising your home so that the bottom floor is at least twelve inches above the Base Flood Elevation (BFE). Get several estimates prior to signing any agreement with a contractor. An “Elevation Certificate” will tell you what the BFE is for your property. We are seeing estimates for elevating a Meyerland home between $120,000 and $160,000. FEMA might offer assistance with this cost. See www.disasterassistance.org.
**Start over. Build a new home on your lot. Get several builder estimates prior to signing any agreement.