Communities participating in the National Flood Insurance Program (NFIP) regulate the permitting improvements and repairs to existing non-conforming structures. This is intended to reduce the public risk of losses due to flooding. Proposed improvements or repairs to non-conforming structures are subject to a spending limitation that is 50% of the value of the structure (the 50 Percent Rule). The preferred method of establishing the value of such a structure is a professional appraisal made by a qualified State-certified appraiser.
There is, but not much. There is a downloadable checklist to help local officials examine traditional whole-property market value appraisals. Actual Cash Value is the best 50 Percent Rule appraisal valuation method, and it would be unprofessional to encourage anything less.
Actual Cash Value (ACV) is the best valuation method for 50 Percent Rule appraisals because ACV:

  • Is a direct valuation method that is easy to understand and develop.
  • Results in an appraisal report that is uncomplicated and easy to understand.
  • Works for all building types and occupancy types.
  • Always avoids the forbidden value associated with use and occupancy.
  • Usually yields better results than the adjusted tax assessment method.
  • Helps avoid issues of bias and discrimination.
  • Is relatively stable and reliable during changing market conditions.

No, the tax assessor does not receive a copy of the appraisal, and even if he did, it would not be useful. Of course, any improvement you make to the building might result in a change because the tax assessor sees building permits as they are issued.
That is a matter of local policy. Many jurisdictions want to see an appraisal dated within six months of the permit application date.
An appraisal report is the property of the appraiser’s client. The client specifies to whom the report is delivered. The appraiser is not at liberty to share a client’s report with anyone else.
Ray Carroll is Florida State-certified General Appraiser RZ165, he holds two designations conferred by the Appraisal Institute (SRA & MAI), and he is a Certified Floodplain Manager (CFM). Holders of the SRA designation have demonstrated expertise in the appraisal of residential properties. Those holding the MAI designation have demonstrated expertise in the appraisal of a variety of property types other than residential. The CFM designation signifies that he has met the academic and testing requirements of the Association of State Floodplain Managers (ASFPM).
Yes, anywhere in the USA, but only if there is no qualified 50 Percent Rule appraiser in your area, and then only if someone competent and unbiased can make the onsite inspection, send images, and answer questions about the property. To request a proposal use the homepage hotlink to carrollandcarroll.com.


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The Adjusted Assessment Method

Use and Occupancy

Condos, Coops & Coach Houses

Avoiding Valuation Bias & Inequity

A Cool Tool - Physical Life Calculator

Market Value Dates

Estimating Costs for Actual Cash Value

Appraisal Reviews & Managing Trouble

Real World Q & A

A Timely Advantage of ACV