DOWNSTAIRS ENCLOSURES

Homes built after January 1, 1975, must be elevated above the base flood line. This accommodated the FEMA guidelines that were developed when the agency agreed to insure homes in the Florida Keys. Since this date, areas below the base flood elevation line (BFE) are no longer allowed to be habital or used as living quarters.

Irregardless of this, many owners of homes built after this time have enclosed all or a portion of the ground level area under their home for additional living or storage space. These homes are not in compliance with the elevation restrictions.

FEMA is the agency that removes debris from the Keys after a hurricane. When a storm causes waters to rise and areas below the BFE get wet, people put their damaged materials out on the street for FEMA to dispose of. The cost of disposing of damaged materials that are not supposed to be there in the first place is exhorbitant. FEMA agreed to continue to offer flood insurance to Monroe County as long as a determined effort was made by the County to reduce this expense for FEMA by eventually ridding the Keys of all living areas below the BFE.

Enclosures below the BFE may have been built without a permit.

Be advised that you could be asked to remove any downstairs enclosure in any home built after January 1, 1975, upon insurance renewal or when you apply for a structural permit for work to be done on your home. At best, an increase in insurance premiums may be required.

Currently, ‘storage only’ areas located under elevated new homes is limited to 299 square feet.

As the information in these reports is subject to change, it is provided as a general guide and not to be relied upon in your decision to purchase or sell real estate in the Florida Keys.