Are you planning a remodel, repairing storm damage, or buying in Lee County? One number can shape your entire plan: 50 percent. If your project crosses that line, you may need to bring the whole building up to today’s flood standards. That can save you long-term risk, but it also affects budget and timeline. In this guide, you’ll learn how FEMA maps and the 50% rule work in Lee County, what counts toward costs, how to check your flood zone and elevation, and what Florida’s 2025 change means for you. Let’s dive in.

FEMA maps and 50% rule basics

What the 50% test means

The National Flood Insurance Program uses the Substantial Improvement and Substantial Damage test. When repair or improvement costs reach 50 percent or more of the structure’s market value before work or damage, the building must meet current floodplain standards. Local officials make these determinations, not FEMA. You can review FEMA’s overview of SI and SD to understand the core rules and why they exist in FEMA’s guidance.

Who decides in Lee County

Lee County’s floodplain and building officials review your permit, confirm the structure value, and evaluate your cost breakdown. If they determine your project meets the 50% threshold, they will require full compliance with current standards.

Lee County rules at a glance

• Market value is based on the Property Appraiser’s structure value. If you disagree, you can submit a Florida‑licensed appraiser’s report. Review Lee County’s SI/SD page and forms on the county site here.
• Structures in Special Flood Hazard Areas must meet Base Flood Elevation plus 1 foot of freeboard when substantially improved. Certain mechanicals and utilities must also be elevated.
• Nonresidential A‑zone buildings may be eligible for certified dry floodproofing. Residential buildings in V‑zones typically cannot use dry floodproofing.

What counts toward 50 percent

Lee County requires a full accounting of costs to restore the building. Include:

• Materials at market value, even if donated or discounted
• Labor at reasonable local market rates, including volunteer labor valued at market rates
• Built‑in components and finishes that are permanent parts of the structure

Costs that typically do not count include plans, surveys, permit fees, most landscaping, pools, and detached sheds. See the county’s detailed guidance and cost package requirements here.

Quick example

• Structure market value: 300,000 dollars
• 50% threshold: 150,000 dollars
• If repair or improvement costs are 150,000 dollars or more, the project is substantial and must meet current flood standards.

Check your flood status

1. Find your flood zone and the correct FIRM panel using Lee County’s mapping tools on the county resources page.
2. Check if an Elevation Certificate already exists for your property in the county’s records here. If not, consider ordering one from a licensed surveyor.
3. Ask the county whether your structure is already compliant. If the lowest floor is at or above the required elevation, routine repairs may not trigger the 50% rule. Start with the county’s SI/SD page here.

Plan permits and repairs

• Download the county’s Detailed Cost Breakdown package and complete it carefully.
• Include signed contractor estimates, vendor quotes, and invoices. Be sure donated materials and volunteer labor are valued at market rates.
• If you dispute the county’s structure value, provide a licensed appraisal with your permit.
• Submit early and respond quickly to county requests to keep your review moving.

Elevation and freeboard in Lee County

If your project is substantial, you will need to elevate to the Base Flood Elevation plus 1 foot of freeboard. When elevating, plan for mechanicals, electrical, and plumbing to meet the elevation requirements. V‑zones have stricter rules, and dry floodproofing is generally not available for residential structures. County procedures and requirements are summarized on the SI/SD page here.

Map changes and LOMC options

If you believe your home sits higher than the maps show, you can request a FEMA Letter of Map Amendment or Letter of Map Revision based on fill. FEMA’s Online LOMC tools explain submittal requirements and typical timelines on this page. You can also review Lee County’s map‑change and Flood Insurance Study resources here.

Insurance and financing essentials

A FEMA LOMA or LOMR can change whether a federally backed lender must require flood insurance. Even if the federal mandate is lifted, a lender may still require coverage. Elevation Certificates and mitigation steps can help reduce flood risk and premiums. Coordinate early with your insurance agent and lender so your financing and closing timelines stay on track.

2025 Florida update: no cumulative clock

Florida law enacted in 2025 limits local governments that participate in the NFIP from using a cumulative substantial improvement period. That means Lee County should not add up separate projects across multiple years to trigger the 50% rule. Each permit is evaluated under current county and FEMA practice. You can review relevant statute language here.

After a storm: first steps

• Photograph all damage and keep dated notes.
• Get written contractor estimates for full repair to pre‑damage condition.
• Contact Lee County Building and Floodplain staff to learn about local Substantial Damage procedures. FEMA provides disaster data, but the county makes final SD determinations. For context, see FEMA’s SD fact sheet here.
• Begin your permit package and cost breakdown, and consider ordering an Elevation Certificate if needed.

Seller flood disclosure in Florida

Florida requires a seller flood disclosure for residential property. The law also expands disclosures effective October 1, 2025, including information about prior flood damage, claims, and assistance. Review the statute language here and plan to gather documents early so you can disclose accurately.

Common mistakes to avoid

• Starting work before permits and SI/SD review are complete
• Forgetting to include donated materials or volunteer labor at market value
• Assuming residential dry floodproofing is allowed in coastal V‑zones
• Skipping an Elevation Certificate when one is needed for permits or map changes
• Not exploring a LOMA or LOMR when your site is on naturally high ground

Local tools and contacts

• Lee County SI/SD guidance, forms, and cost package: Lee County DCD page
• Find My Flood Zone and FIRM panels: County resources maps
• Search for an Elevation Certificate on file: EC record search
• Map changes, FIS, and FIRM details: Lee County map‑change hub
• FEMA LOMC guidance and online submittal: FEMA LOMA/LOMR

Ready to plan a project or purchase with confidence in Lee County? Reach out for local, plain‑English guidance on flood maps, elevation, and the 50% rule. Connect with John Rickards to get started.

FAQs

What is the 50% rule for a Lee County home remodel?

• It means if the cost to improve your structure reaches 50 percent or more of the structure’s pre‑improvement market value, the entire building must be brought into compliance with current flood standards.

How does Lee County determine the structure’s market value?

• The county starts with the Property Appraiser’s value for the structure only. You can submit a licensed appraiser’s report if you disagree.

Do donated materials and volunteer labor count toward the 50% total?

• Yes. Donated or discounted materials and volunteer labor must be valued at reasonable local market rates and included.

Can I avoid elevating by floodproofing instead?

• Some nonresidential buildings in A‑zones may use certified dry floodproofing. Residential buildings in coastal V‑zones typically cannot use dry floodproofing.

Do small projects add up over time to trigger the 50% rule?

• Under Florida’s 2025 change, local governments that participate in the NFIP should not use a cumulative multi‑year clock. Each permit is reviewed on its own under current practice.