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County reports progress and limits in post‑storm substantial‑damage reviews; mobile home parks show high reversal need
Summary
Pinellas County reported that many single‑family substantial damage determinations have been reversed after reassessments but mobile home communities remain heavily impacted. Staff described an active reassessment hub and outreach to mobile home parks; the June 1 temporary occupancy
Pinellas County staff reported steady progress on reassessing “substantial damage” determinations issued after fall storms, but said mobile home parks remain heavily affected and will require continued outreach and technical support.
Kevin McAndrew, director of Building and Development Review Services, told commissioners that of 446 single‑family homes initially marked substantially damaged, 140 have been reversed via the reassessment process, and 76 remain actively under review. “This continues to decline through the reassessment process,” McAndrew said. He added that the pace of single‑family reversals is slowing as most homeowners who will apply have already done so.
By contrast, mobile homes show a different picture: of roughly 1,400 units that ran through the FEMA estimator tool, about 80% were initially deemed substantially damaged. Staff said many mobile homes with feet of water inside or damage to undercarriage systems will require replacement; others may be eligible for elevation, private appraisal or elevation certificates. McAndrew said county teams are doing on‑site outreach, deploying inspectors and arranging surveyor support and property appraiser reviews to help residents overturn determinations where appropriate.
Why it matters: A substantial damage determination triggers building code and floodplain requirements that can force demolition, elevation or relocation. For single‑family homeowners, reassessments have reversed many determinations; mobile home residents — often older and lower‑income — face harder choices and greater costs.
Key numbers McAndrew provided - Single‑family: 446 initial determinations; 140 reversed so far; 76 active in review. - Mobile homes: about 1,400 in the FEMA estimator batch; approximately 80% initially deemed substantially damaged; only four have been reversed so far.
Staff actions and resources County staff said they have established a storm‑repair permit hub, a mobile‑home outreach program and are offering reinspection, elevation certificate re‑runs and connections to licensed surveyors. McAndrew said staff will be flexible about temporary occupancy timelines for residents who are making good‑faith relocation plans; June 1 was set initially as a cutoff tied to hurricane season but county staff can grant extensions for documented good‑faith efforts.
Public comment at the meeting emphasized resident confusion about the letters and the need for clearer communications and inspections. Commissioner Eggers and others asked staff to be mindful of costs and potential state reimbursement windows; staff said they had requested federal/state waivers for some reimbursement extensions and that counties may need to absorb some costs if waivers are denied.
Ending: County staff said reassessments will continue and emphasized that mobile home parks will be a focus of outreach and technical help in coming weeks.
