Pinellas County details reassessment process, temporary extensions for mobile-home owners after Hurricane Helene

Pinellas County building and development director Kevin McAndrew told the Board of County Commissioners on April 8 that roughly 1,400 mobile-home units were identified for substantial-damage review after Hurricane Helene and that about 1,100 of those units received an initial substantial-damage determination letter.

Why it matters: Many mobile-home owners live on depreciated units from the 1960s–1980s. When an estimated repair cost exceeds 49 percent of a home's pre‑event asset cash value, the county’s process can trigger stricter rebuilding requirements, possible elevation or condemnation, and significant cost increases for residents who often lease land and must produce private appraisals.

McAndrew summarized the county’s outreach and reassessment work and described how the numbers evolved. About 30 percent of affected homeowners have pursued a reassessment. Staff identified a batch of roughly 205 marginal cases to recheck in the FEMA estimator when field inspections showed zero water intrusion; McAndrew said about 90 of those determinations were being reversed after rerunning the estimator with updated field data. He also explained why some homeowner repair estimates increased during review: intake scopes are often incomplete and professional reviewers add line items (undercarriage ductwork, insulation, electrical, vapor barriers, exterior components) that raise the like‑for‑like repair cost used in the substantial‑damage calculation.

“By the time the review is completed, the scope often ends up larger, with the cost increasing,” McAndrew said, describing the county review workflow that routes homeowner estimates to professional cost estimators, certified appraisers and the floodplain manager.

County staff acknowledged other sources of homeowner frustration. Several speakers described receiving initial “safe to occupy” placards and later getting substantial‑damage letters. The county withdrew the occupancy placards after they increased confusion but stressed that a substantial‑damage letter does not automatically displace residents. McAndrew said the county will not force residents from units that have safe‑home inspections and are habitable; only units deemed uninhabitable will be condemned. He said the county is prepared to provide relocation assistance when demolition is required.

Commissioners discussed timing and relief. The county is targeting completion of reassessments in May and cited June 1 — the start of hurricane season — as a planning milestone. McAndrew said staff will consider extensions for homeowners to remain in place through the next hurricane season (potentially until June 1, 2026) if homeowners show a good‑faith “path forward” such as pursuing elevation, relocation or other mitigation. Commissioner Flowers and others urged that fee waivers and other practical help be considered for owners required to rebuild; Commissioner Nowicki asked staff to analyze fiscal impacts before any countywide fee waiver for rebuild permits is enacted.

Residents described financial and logistical strain. Cynthia Barney, a resident of West Wind mobile home community, told commissioners that residents had repaired their units after initial county inspections in October but later received substantial‑damage letters in March and now face appraisals, higher assessed repair costs and uncertainty about whether they must elevate homes or relocate. Retired engineer Steve Lounsbury described repeated revisions to his submitted repair estimate — from about $6,000 to more than $29,000 after review and a local multiplier — and said he had not been given clear explanations for the changes.

The board highlighted available processes. McAndrew outlined the reassessment and appeal pathway, including a final appeal option involving special magistrates coordinated with the County Attorney’s Office and the Clerk of Courts. He reiterated that staff are offering virtual appointments, guidance documents for appraisers, and targeted outreach to mobile‑home parks. He said staff have met with six parks so far and are working to reduce displacement.

Ending: The county indicated it will continue reassessments through May, send revised letters where warranted, and consider extensions for owners who demonstrate progress toward a mitigation plan. Commissioners requested follow‑up information on fee waiver fiscal impacts and whether permitting fee relief for full rebuilds could be structured to prevent immediate resale for profit.