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wherein the structure lies. In accordance with NFIP regulations, town zoning regulations pertaining to the repair of a substantially damaged structure require elevation of the structure to, at a minimum, base flood elevation. In Vermont, municipalities participating in the NFIP program have made this requirement more strict, requiring an elevation of at least BFE plus 1 foot. In addition, for mobile homes, specific anchoring and stabilization requirements must be satisfied. Towns may also require permits in some instances for repairs to non-substantially damaged structures in the floodplain, for replacement of fuel tanks and the like, and may bar the replacement of accessory buildings like sheds. Further, in some localities, the homeowner may be required not only to seek a permit from the Town ZA, but also to seek a conditional use permit through the Development Review Board. Again, the homeowner or advocate will need to review the local flood hazard regulations to determine what will be required. Since the Town ZA will be reviewing any application for a permit, discussing requirements and intended projects with the ZA will help prevent errors in the application process and possible misunderstandings later.


Compliance with flood hazard regulations is often extremely costly. In some


areas of Vermont, the FIRM map includes measurements of the BFE. However, in most locations, it will be the homeowner’s responsibility to provide a surveyor’s report of the BFE with any and all applications for permits to conduct repairs or substantial improvements. The surveyor’s report is likely to cost well over $1,000. Lifting a structured home (i.e., not a mobile home or manufactured home) off of its foundation to elevate the first flood above BFE costs tens of thousands of dollars. For that reason, many homeowners will wish to contest a substantial damage finding. Homeowners should understand, however, that by rebuilding their home without coming into compliance with flood hazard regulations puts them at risk of sustaining significant damage in a subsequent disaster, and potentially putting their safety at risk.


Appealing a Finding of Substantial Damage or the Applicability of Flood Hazard Regulations


A homeowner can appeal a substantial damage determination by challenging the


pre-disaster market value of the structure or the cost to repair. Acceptable methods of proof for pre-disaster market value include: a professional appraiser’s report (excluding the value of the land); the replacement cost for the structure, minus a depreciation percentage based on age and condition of the structure pre-disaster; the tax assessment value adjusted by the lister to reflect market conditions; or the value of other, similar buildings taken from NFIP claims data. To challenge the cost to repair, the homeowner should obtain an estimate from an objective third party, such as a licensed general contractor, or insurance adjuster estimates.


A homeowner may also challenge the classification of their property on the FIRM


map. To do so, the homeowner must submit a letter of map amendment (LOMA) to FEMA. With the LOMA, the homeowner must provide his recorded deed, the FEMA MT-EZ form (found on FEMA’s website), a computer mapping (GIS) based flood map (obtainable from the local ZA or county DRB), a FEMA FIRMette map (available from


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