Cape Coral leaders may discuss lowering, eliminating time frame for 50% rule

On Wednesday afternoon, the Cape Coral City Council will introduce and may discuss the option to follow Lee County’s lead and drop the time frame for FEMA’s 50% rule from five years to one, or eliminate the time frame entirely.

Many homeowners are still confused about what FEMA’s 50% rule really means. It stipulates that, as part of the National Flood Insurance Program, repairs to damaged structures cannot exceed 50% of the building’s value. If they do, you must bring your home up to the current code. The 50% decreases if you’ve made repairs or upgrades to your home.

Cape Coral neighbors say they are confused about how to move forward, but city leaders hope the council meeting will bring some clarity to homeowners who need to make repairs.

Justin Lammers is one Cape Coral resident who hopes the council gets rid of the time frame and better explains the 50% rule to people. He, his wife and their 3-year-old daughter have been living in a camper outside of their home since Hurricane Ian left it in shambles. Lammers says he’s been to several FEMA meetings to understand the 50% rule, but he’s heard misinformation and doesn’t know how to proceed.

“They’re telling us we’re gonna have to demolish our home, potentially… but yet, you don’t hear him saying that they’re gonna pay out the cap on the policy. No, they’re gonna pay what it would cost to fix your home, but you’re not allowed to fix your home, so I’m stuck with a… basically a mortgage, then, on the property. But, yet, I won’t have a home to raise my daughter,” Lammers said. “I don’t have words that can go on television.”

City leaders say they can only do so much, because this is a federal rule. But Councilman Tom Hayden says reducing or eliminating the rule’s time frame will bring major relief to families ready to rebuild.

“You know, federal rules with FEMA were out of our hands,” Hayden said. “And this was the only thing that we could do to look at giving residents a break on repairing their homes, and we thought that was important, that they’re dealing with a lot. If this is something we can do to help them stay under that 50%, then we thought it was the right step to take, as did the county.”

The Cape Coral City Council meeting is set to start at 4:30 p.m. It will not vote on the ordinance until Nov. 30.