To Raise or Not to Raise, That Is The Question in Stafford Township
Last night's Stafford Township Council meeting tried to clear some of the muddy waters surrounding the new FEMA advisory base flood elevation maps.
There are an estimated 4,000 homes in the Beach Haven West area alone that sustained serious damage during Sandy, many qualifying for raising.
According to information at the Council Meeting:
Stafford Township will be introducing the revised flood maps, and possibly adopting an ordinance within three weeks, according to Mayor John Spodofora.
When the cost to repair or alter the home is more than 50% of the market value of the structure (not including the land value) the building can be altered or repaired only if the structure is modified to meet the floodplain requirements in accordance with the flood elevation maps – this typically means that the building would have to be elevated using an approved engineered plan.
Some do not have to raise their homes. There is no mandatory order to raise homes.
Houses that have to raised include: Any home that has been substantially damaged or that is off its foundation; any home that has been determined uninhabitable or that poses a clear danger of flooding again. These homes - if rebuilt - must be brought to all current flood map elevations, which will be adopted with in the next three weeks.
That said, if you don't raise your home, there likely will be a substantial raise in your flood insurance premiums. Also if you don't raise your home, you will most likely have a very hard time selling your home, since buyers will not be able to get a mortgage for the home.
If you want to raise your home, Stafford, like many communities in Ocean County participate in the National Flood Insurance Program, which goes through the community rating system. That means homeowners receive a 15 percent reduction on their flood insurance and are eligible for the Increased Cost of Compliance (ICC) rider grant of $30,000 if their homes need to be raised.
How do I get ICC grant to raise or comply? First, you need an estimate of damage from your insurance company or a licenced adjuster or a licensed building contractor. This is what determines the 50% damage.
To obtain the ICC, you will need:
a. your lot and block number;
b. your estimate from the insurance adjuster or contractor of the structures damage;
c. current flood insurance in place;
d. a letter from Stafford Township's Building Department that states you have the required 51% damage, or what is being called a 'substantial damage letter;'
e. An engineered drawing from a draftsman, also a survey of your property.
g. Permits to raise the house.
Remember FEMA pays to raise to the required adopted heights - it will not pay extra height. A hugely overlooked problem when raising homes is setbacks and where you will put your stairs. Consult the setbacks on your lot with the township building department.
In the end, it is up to you to raise a home. You will likely incur huge insurance premiums if you don't - or you can choose not to have flood insurance. That is at your discretion.
Video of Jan. 8 2013 township meeting Video click here
The Stafford Building Department is ready and willing to help with all questions.
They can be found at:
Stafford Township Town Hall
260 Bay Avenue
Manahawkin, NJ 08050
Phone Number: (609) 597-1000 - FAX (609) 597-4911
Website @http://twp.stafford.nj.us/
Rudy Egberts
2:16 pm on Thursday, January 10, 2013
Great article, a lot of good information. Please keep the ionfomation coming.
Sal Sorce
2:16 pm on Thursday, January 10, 2013
I can recall when the Shapiro-Hart homes
were going for $500- down $49.99 a month,
financed they ran under $9,000- big difference
in property taxes that were under $300- a year.
The density and allowable construction under
a 27 year reign of Carl Block and The Block
Team always had me wondering how and why
such a small lot of 40 x 80, a virtual shed style
on a slab, framing that had me curious on how
they could withstand a such storm history ...
Sal Sorce
5:13 pm on Friday, January 11, 2013
Know your facts ... Mayor and Council rule ...
they have the responsibility to approve all areas
for development ... the poor seniors who have
been the victims for many years ...
are now caught up with the mess $$$$
watch what you decide to build with, for the record
many developers are and were behind the designs,
planning and got approvals with zoning and planning
boards all of whom are appointed by the ruling mayors
and council ... many home owners and folks are still waiting
$$$$ on the Super Storm Sandy funding ...
here's your chance ... Governor Chris Christie is coming next week
January 16 Wednesday ... he will discuss Hurricane Sandy recovery efforts
and answers ... the meeting is scheduled to be held at
St Mary of the Pines recreational facility behind St Mary's church.
RSVP 3PM start time doors open at 2:15 PM. First come first served.
T.Roosevelt I know some of the very contractors who worked on
those homes ... you should hear their stories on what went on
with materials and construction issue ... I know
Bob Gaestel well and he knows me as well ... he has his hands
full with the number of homes, well over 4,000.
I saw every development grow since 1959 ...
always wondered how anyone would want to live on such
a site... fact is that Beach Haven West could never get
the approvals granted during those years ... the region
is a regional development zone formally wetlands ...
M Myers
8:28 am on Sunday, January 13, 2013
how do you RSVP to the event with the governor?? I really would like to be at that meeting.. Can you give any more info please??
John Eric Mangino
11:26 am on Sunday, January 13, 2013
You Can RSVP on the GOPs Site http://www.oceancountygop.com/site/Viewer.aspx?iid=34171&mname=Article
This does not guarantee you a spot but give The organizers idea how many are attending
M Myers
10:22 am on Tuesday, January 15, 2013
Thank you for the information on the town hall meeting.
Sal Sorce
5:13 pm on Friday, January 11, 2013
During Carl Blocks 500-years storm of several years ago ...
I counted over 200 homes at less than six inches above grade ...
vinyl siding starter courses among them at just four inches ...
many built on slabs with studding and paneling in floor heating
systems ... yes they were designed and approved ... recent photography
does not lie ... with so many condemned debris ...
John Eric Mangino
8:20 am on Saturday, January 12, 2013
There are more than a thousand of these Salt boxes That some how where allowed to one add a second floor two additions added on many with illegal improvements . None made to be raised or over looked in the Block years . What is the problem here is first the Catch 22 built into this whole thing . Ok say you just want to raise your house . And the Fifty percent rule is used on the estimate of just your structure not you market value , You have gutted the house . You need bathrooms And kitchens for example heating system Air Conditioner, You go to get a permit for that that estimate of work will also be a factor and with it bang you have to raise your house . Fifty percent damage isnt just what happened from the storm but it is as well . And construction done permitted accounts this and this will also put you in the 51% bracket , Mening you are doing 51 percent work cost of work on your structure that means you have to bring house to code . Which means raising it if below flood . So home improvements alone can put your house into the Bracket . But It is really a case by case home by home you can throw all the salt box cottages it a general group . But each differs in damage work being done amount of water that was in it etc. If you havent gutted your home I would recommend a wait and see right now take the damged wall board out yes . flooring yes bathrooms kitchens No replacing base cabinets is a lot easier than entire kitchen .
John Eric Mangino
8:28 am on Sunday, January 13, 2013
None is saying that this is the definitive number there may be more the fact Sir if you
read. Is there are more than 4000.00 claims in the system 4000.00 home effected is a low number . 4000.00 homes if the letter of the law is adopted Fema heights till be a member of the National flood insurance program Yes
John Eric Mangino
5:35 am on Monday, January 14, 2013
At the last Town Hall meeting This is the Number the Town Council offered .
Its public record . 4000.00 homes effected I see my reply says 4000 claims, That was a mistake on my part . But the 4000 homes effected number is what Stafford officials offered at the meeting. Thank you
John Eric Mangino
10:37 am on Monday, January 14, 2013
Well were do we get the information from Fema doesn't have it or give it out readily
Alot people havent even signed up for Fema they dont thing they Qualify .
The Fact is people need to get involved for change and for clear Information Sending a some seniors to the Fema website is like asking them to rewrite the constitution its so confusing and really doesn't address the current Mitigations,
I wrote the Mayor before that meeting and I advised him he should have a Clear detailed form or checklist to hand out to the people attending . I warned of the swell of unsatisfied people in BHW areas the non answers there getting . I alos started a Questionnaire at the bequest of several people attending that meeting . In my other Blog post . This is being talked about every street corner market Gym hair salon etc.
Its a anonymous Poll of sorts to see exactly where we stand .And I will be handing it directly to The Governor on Wednesday if I an enough people to fill it out .
https://docs.google.com/spreadsheet/viewform?formkey=dHZ2dThXTTNZd2FTby1YM1h5NFBuTGc6MQ
Pete Dertouzos
3:27 pm on Monday, January 21, 2013
What about those of us who did not get any water in our homes yet our flood elevation is being raised? I am on higher ground than my neighbors and go no water. Now FEMA re-writes the flood maps and I am 1ft below flood when I used to be 1ft above. Note, no water in my house. BUT, now my house is worth less becasue I am below the flood line? And FEMA will not grant me $30K becasue I did not have 51% damage? Not fair I say. If FEMA is doing their thing, and Stafford is making these blanket rules, then Grant money should be offered to everyone to riase there house if they are now below flood line.
Pete Dertouzos
8:42 pm on Wednesday, January 23, 2013
Politics aside, I feel people like me should be considered in decisions that are made. In 2010 I bought my house which stood 1 ft above flood. I took out all required township permits and renovated the house to current building codes. Now, if the new flood lines are enacted, my house sits 1 ft below flood. I do not qualify for ICC because I did not have 51% damage yet, if I tried to sell my house today, I would take a significant hit because I am now below flood level. Frankly, people in my situation should be entitled to the same $30K that others get.