If your property is located within a Special Flood Hazard Area (A or V flood zones) and received storm damage to the main structure, you may request that our office conduct a Pre-Storm Building Value Reconsideration (BVR).

In making application for this Reconsideration of Value please provide the following:

• Photographic evidence of the property’s interior (dated pre-storm).  Pre-Storm images should be the original source and at least 1 MB in size. Photos should show the floors, cabinets and counter tops in the kitchen and bathrooms; any remodeled areas of the home including showers; and the windows, fireplace and special features (if any).
• Contractor invoices of work done pre-storm within prior 24 months.
• Any other inspection reports or other documents supporting the condition and quality of the structure, pre-storm damage.

Note: We are unable to provide this service for condominium properties since the entire building must be valued  (please see FAQ #13).

This information is necessary for us to make any factual changes to your structure's value and will not impact your 2024 taxes. Our value estimates for 2025 will be based on the condition of properties as of January 1, 2025. Should we determine that a factual change is justified our office will issue an updated FEMA letter indicating a revised Structure Value and 50% calculation.

Application to the Property Appraiser for a Pre-Storm Building Value Reconsideration does not remove the property owner's right to hire an independent state-certified appraiser to conduct a retrospective Actual Cash Value appraisal to present to their respective building department.

Understanding why the Property Appraiser's structure value differs from an independent appraisal.

The structure value presented on the Property Appraiser's FEMA Letter is one of the two methods allowed by FEMA to obtain the market value (also referred to as Actual Cash Value) of your structure. The purpose of the Property Appraiser's value estimate is for tax assessment purposes and not for arriving at Actual Cash Value (ACV) of the structure. A retrospective (pre-storm) Actual Cash Value (FEMA 50% Rule) appraisal performed by a state-certified appraiser has a very specific scope of work, intended use/users, includes a detailed interior and exterior inspection, and review of owner-provided documentation that demonstrates the home's quality and condition before the damage. Therefore, it is not uncommon for an independent ACV appraisal to produce a higher structure value as several of the above-mentioned items are not typically available to the Property Appraiser. A copy of Pinellas County’s Appraisal Review Checklist is available at https://pinellas.gov/appraisals/. Other jurisdictions (cities) may have their own review checklist.

If you have been temporarily displaced due to storm damage, please submit a Change of Mailing Address with our office to ensure you continue to receive timely correspondence. If there are more questions regarding storm damage, please visit our Storm Damage FAQs webpage. Thank you.