South Florida property owners deal with hurricanes, flooding and fires, and with older buildings that local governments sometimes declare unsafe. In each case, demolition may be the right answer, but doing it in the wrong order can cost you insurance money, lead to fines or miss a legal deadline. This guide explains the typical steps. Your insurance policy, your adjuster and your local building official have the final word for your property.
After storm or fire damage
What to do, in order
Make it safe
Keep people away from damaged structures. Call 911 for immediate danger, and contact the electric and gas utilities about downed lines or leaks.
Document everything
Take photos and video of all damage, inside and out, before anything is moved or removed. Keep a written list of damaged items.
Notify your insurance company
Report the claim as soon as possible and ask what the adjuster needs to see before cleanup or demolition begins.
Prevent further damage
Temporary repairs such as tarping, board-ups and water removal are usually expected to prevent more damage. Keep all receipts.
Wait for the adjuster when possible
Unless the building is an immediate danger, avoid demolition until the adjuster has inspected the damage and you understand what your policy covers.
Get a written scope and permit
A licensed contractor defines what must come down, pulls the demolition permit and coordinates utility disconnects. Emergency situations can change the sequence, but not the need for documentation.
Insurance
Insurance questions to ask before demolition
Every policy is different. These are the questions worth asking your agent or adjuster:
Is debris removal covered?
Many policies include some coverage for removing debris from covered damage, sometimes with a separate limit.
Is there ordinance or law coverage?
When building codes require you to demolish undamaged parts of a structure or rebuild to current code, ordinance or law coverage may help pay for it.
What about flood damage?
Standard homeowners policies usually exclude flood. Flood damage is typically handled under a separate flood insurance policy.
What documentation do you need?
Ask what photos, estimates, invoices and permits the insurer needs, and get the contractor's scope in writing.
Flood zones
The substantial damage rule
What it is
In flood hazard areas, if the cost to repair a building equals or exceeds about 50 percent of its market value, the building is usually considered substantially damaged.
Why it matters
A substantially damaged building generally must be brought up to current floodplain standards, which often means elevating it, or demolishing and rebuilding.
Who decides
The local floodplain administrator makes the determination. Ask your city or county early, because it can decide whether repair or demolition makes more sense.
Unsafe structure orders
If your building is declared unsafe
Cities and counties can declare a building unsafe because of storm or fire damage, deterioration or unpermitted work. In Miami-Dade, owners can appeal to the county's Unsafe Structures Appeal Panel. Broward County and many cities have their own unsafe structures boards and processes.
Read the notice carefully
Note the violation, the required action (repair or demolish), the deadline and how to appeal. Deadlines are strict.
Decide: repair, demolish or appeal
Get a contractor's assessment of whether repair is realistic. If you disagree with the finding, the notice explains your appeal rights.
Pull the permit before the deadline
A demolition or repair permit shows the building department you are acting. Contact the unsafe structures office about any extension.
Don't let it default
If the owner does nothing, the government may demolish the building itself and recover the cost through liens, plus fines.
Close out the case
After demolition, make sure the permit is finaled and the unsafe structure case is officially closed, including any fees.
Special conditions
What makes damaged-structure demolition different
Unstable structures
Partially collapsed or fire-weakened buildings are demolished in a planned sequence, often from the outside in, to avoid uncontrolled collapse.
Wet and mixed debris
Flood and fire debris is heavier, harder to separate and sometimes needs special disposal.
Fire investigations
After a fire, the fire department or insurer may need to release the site before demolition starts.
Asbestos still applies
Damaged buildings can still contain asbestos. Survey and notice rules apply to regulated buildings even after a disaster.
Related
Keep reading
Common questions
Frequently asked questions
Can I demolish my storm-damaged house before the insurance adjuster comes?
Usually you should not. Document the damage with photos and video and wait for the adjuster unless the structure is an immediate danger. In an emergency, work with the building official and keep thorough records, because demolishing too early can make it harder to prove your claim.
Does homeowners insurance pay for demolition after a hurricane?
It depends on your policy. Many policies cover debris removal for covered damage, and ordinance or law coverage may help when codes require demolition. Flood damage is usually covered only by a separate flood policy. Ask your agent or adjuster what your policy includes.
What happens if the city declares my building unsafe?
You receive a notice explaining the violation, the required action and the deadline. You can repair, demolish or appeal. In Miami-Dade, appeals go to the county's Unsafe Structures Appeal Panel. If the owner does nothing, the government may demolish the building and place a lien on the property for the cost.
Do I need a permit for emergency demolition?
Emergency conditions can change the normal sequence, but documentation and approvals are still required. Contact the local building official, who can authorize emergency measures, and expect to complete the permit paperwork.
What is the 50 percent rule in Florida flood zones?
In flood hazard areas, if repair costs equal or exceed about 50 percent of a building's market value, the building is generally considered substantially damaged and must meet current floodplain standards. That often means elevating the building or demolishing and rebuilding. The local floodplain administrator makes the determination.
This guide is general information, not legal or insurance advice. Coverage depends on your policy, and requirements vary by jurisdiction. Talk to your insurance agent or adjuster and your local building official about your property.