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Port St Joe home flooded, now what?

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Port St Joe home flooded, now what?

Old 10-17-2018, 07:35 AM
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Default Port St Joe home flooded, now what?

PSJ home flooded after Michael - now what? hows this going to work? Have flood and Homeowners - 2 seperate policies.. home was "for sale" before Michael - so it was empty - 3 blocks from Bay Bought this place as a "fish camp" back in 2005 - I'm in the ATL

Flood adjuster says 3 ft of water...replace everything 4ft and down, rewire house, A/C , new duct work, new siding, appliances, cabinets, sheet rock, floor, subfloor, (what else should I ask for?)

Homeowners will handle roof, trees, clean up...

Value of home 160k before storm _ 900 sq ft 3/1 built in late 70's - old Fl cottage on half acre - OUTDATED! All original

questions

how do property values do after Hurricanes and then 5-10 years out??? hearing they go way up as all infrastructure in area is all rebuilt new on Insurance money -

what are my best options? considering I was on the plan of selling in this uptick mkt pre-storm - should I rebuild entire house, tear it down payoff mortgage, keep the lot?

Oh yeah, payoff on mortgage is 98k @ 4% was long term rental covering all expenses before listed for sale...

Thanks for replies in advance
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Old 10-17-2018, 07:45 AM
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Hard to say without observing, but keep "Mold" in mind - meaning it's not just the "what to do" but WHEN to do it. If cleanup can begin immediately, you have a good chance of doing minimal restoration work. If the house is closed up and left as it, you run the risk of it becoming a tear-down.

Anyone buying the property would most likely do, or be required to do a mold test.

So it depends upon how much you want to "pay" for insurance. Having interior demoed asap - gut up to 4 feet now (the width of a full drywall sheet on its side on interior, non-insulated walls) - will give you time to decide the best course of action. Worst case is that you pay to have this done now, and later decide to go with a full tear down.

Keep in mind that if this is in a "remote" location, once you open the walls, you may have others come to help you remove your wiring and plumbing for free at their convenience.

Last edited by chrisjb; 10-17-2018 at 07:58 AM.
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Old 10-17-2018, 07:52 AM
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If you haven't done so already, get the drywall off the walls 3 1/2' or so above the floor. Just run a line around the rooms, and run razor knife down the line and rip it down. Get some air moving through there. If the electrical box is intact, have an electrician throw up a temp panel next to it as soon as power is restored so that you can run tools, fans, etc.
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Old 10-17-2018, 07:55 AM
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First question that needs to be answered......concrete block or frame/stucco/siding? Frame/stucco/siding, down it comes.......concrete block, still in the game and need more info. You stated replace, floor, sub floor....so that tells me it's not slab on grade. who is going to do the remodel and how long is it going to take? What does the damage to the surrounding landscape and houses look like? If most of them are tear downs, I would think that would effect my long term decision as well......you don't want to be the home built with 70's hurricane standards among homes built to current hurricane standards, I think it would diminish your resale value in the future.
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Old 10-17-2018, 08:02 AM
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Sorry for your loss, but if it were me I would gut the interior ASAP to the point where remediation can take place. You owe 98k, get the insurance money and modify to your taste. The market will change up there.
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Old 10-17-2018, 08:02 AM
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Are you down there/been able to check it out in person?

Air it out quick. Might also be time to upgrade.
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Old 10-17-2018, 08:12 AM
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Originally Posted by bayfisher92 View Post
Are you down there/been able to check it out in person?

Air it out quick. Might also be time to upgrade.
no - not down there - they are saying to stay out...I have my Realtor doing leg and eyeballing things for us - she's a beast!!! Local in the know and knows everyone we need for resources...her 3 homes are totaled also..

Frame/siding on brick foundation elevated...
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Old 10-17-2018, 08:19 AM
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Not enough info to answer any question except what to do first. Get everything that has been wet stripped out of the house and get some air flow to dry it out ASAP
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Old 10-17-2018, 08:40 AM
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Sorry for your loss and what you are going through. I was just in the same boat after Irma. I also considered ripping the house down and keeping the insurance money, and selling the lot. However I believe many insurance company's will penalize you big time if you do that, as in not giving you as much money. Can you determine what your lot is worth alone fair value at market price? It sounds like you will be at way over 125K to fix the house up with your list of damage's.
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Old 10-17-2018, 08:46 AM
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Old 10-17-2018, 09:32 AM
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You may not be allowed to repair it.
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Old 10-17-2018, 12:00 PM
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The only thing I will say is cut the drywall out at 4' and a quarter inch or so. There might already be a seam there. Then you can go back with whole sheets and yes, mold may be your biggest worry. Hire a mold guy for an assessment., The faster you get to it, the less long term damage you have. YMMV on repairs. It will be based on 50% of the assessed value of the building alone (per the tax assessor) so that tax break you enjoyed, may bite you on the ass.
A neighbor here ran into that and they were just trying to add a bedroom.
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Old 10-17-2018, 12:22 PM
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If you decide to tear down and not rebuild that will affect how your insurance pays the claim.
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Old 10-17-2018, 12:37 PM
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Get a dehumidifier in there if you can get some power.
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Old 10-17-2018, 12:48 PM
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If u are that close with your realtor then ask her. If the insurance money will pay the note off then I would think about bill dozing and then waiting for the correct time to sale the lot.
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Old 10-17-2018, 01:16 PM
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having flooded in 2016 I can tell you this is way more complicated than you want it to be.

Flood insurance is backed by the feds. They will send an adjuster. He will tell you what they will pay based on the damage, then he will depreciate everything in the house to garage sell prices and want to get you to settle for that. FIGHT them tooth and nail. My hove value less property was over the 250K mark. The cost the adjuster gave me to rebuild new was 278ish. After depreciation (20 year old home with all bathrooms remolded and up to par with new) his firs offer to settle was 167K. I pushed back and got 198K. But it took 260K to put in all back together in a timely fashion. Getting out that camper was a huge motivator.
home owners may or may not cover "wind" damage. Flood will not cover anything that did not get wet.

In other words if the roof blew off and allowed rain to come in, there will be a fight.

if you have a mortgage on the property, be prepared. YOU do not own the house in FEMA's mind. The mortgage company does. The insurance is not for you, it's for them.
Also, check you flood insurance for "contents" insurance. while you had no furniture in it, you may be able to lean on that for some relief.

don't get in a hurry. If it's not your primary residence, have compassion to those that have NO primary residence to live in right now.
Took us 14 months to finish. 8 months living in a camper and our garage. And I did not have to have insurance money to get started. Many are still not back in two years later..............many.
be very afraid of contractors.

Values of homes two years later have indeed gone up. Property even more.
If able, I would pay it off with insurance money, demolish as it's not primary, sit on the property and wait. When place comes back........property will be worth more.
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Last edited by wdkerek; 10-17-2018 at 01:24 PM. Reason: add
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Old 10-17-2018, 04:13 PM
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I know its a long view to take...but the area is going to be better for it...eventually. Orange Beach, AL is a fantastic place...all beautiful, new stuff thanks to the suffering they had from Ivan.

If you can be in this for the long game....but I agree with the poster above...be conscious of those that are truly suffering with their primary/only home damaged.
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Old 10-17-2018, 04:26 PM
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If you are handy. Take all the sheetrock down.
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Old 10-17-2018, 04:44 PM
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Tile floor needs to come up also, not just carpet and wood. Cabinets out. All ferrous metal below the water line will rust. Any wiring or devices exposed to water.

Does your insurance cover the added cost to bring structure up to current code?
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Old 10-17-2018, 05:52 PM
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I would think that given the amount of devastation in MB there is going to be a big demand for affordable housing in the area. Rebuild and rent.
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