Less than three weeks after Tropical Storm Harvey flooded the county with four to five feet of rain, the rebuilding has begun.
Building permits will be required from cities or the county for people living in rural areas. The entities are waiving permit fees for storm damage rehabilitation, but permits are still needed.
One of the most important rules will be for buildings in the federal Flood Zone A. All the entities will need to determine whether the house is at least eight feet above sea level, or a contractor’s bid. The bid must be less than 50 percent of the value of the house, not including the property. Appraisals from the Orange County Appraisal District will be used for the values.
Pinehurst City Administrator Robbie Hood said officials must follow the flood plain requirements to get FEMA assistance. “If you had 18 inches of water or less, you will not have substantial damage,” he said.
Harry Vine, Pinehurst city inspector, said most of the houses in that city had 18 to 21 inches of flood water. “Once you get about three feet, you have to removed baseboards, cabinets, bathtubs, showers and utilities,” he said.
Lisa Roberts, county flood plain administrator, said she’s seen some rural house that received nine to 10 feet of water inside.
The county has more than 5,100 structures in the flood zone. “Citizens will need and come into our office so we can check their flood zones,” she said. The county office is in the Convention and Expo Center on FM 1442.
FEMA has an online site to check individual addresses for flood zones.
If a house is in Flood Zone A, below eight feet elevation and has damaged of 50 percent more, “that can become complicated,” Roberts said.
She said Flood Zones B and C will not have to follow the stricter rules.
The city of Bridge City will allow a permit in to be issued in Flood Zones B and C as soon has the house has been treated for mold and the moisturee content has been checked. Professionals can check a house and give a certificate to the owner.
Bridge City and Pinehurst will have a city inspector at no charge come by a house and check the moisture level.
Roberts said she recommends people check the moisture in the wood to make sure it’s at 15 percent dryness, but they will not check a house. The city of Orange is also not offering moisture checks.
Orange says the typical permit will cover replacements of sheetrock, electrical receptacles, insulation, cabinets, trim, carpeting or other flooring, plus “other minor repairs and cosmetic repairs. Those fixes will not need a city inspector.
Bridge City wants the contractor to get the building permit. Orange says if the contractor gets the permit, the homeowner will be covered under the contractor’s bond.
All entities building code departments are ready to assist people rebuilding after the disaster.
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