Hurricane Ian Emergency Permitting

City of Naples

Due to the damage associated with Hurricane Ian, Naples City is temporarily altering routine construction permitting and inspections for repairs to damaged structures.

MULTI-FAMILY HURRICANE IAN REPAIRS (Click here for PDF)

Multi-Family buildings not conforming to current Flood Zones must include the following documents upon permit submittal.

  1. Submit Market Value documentation – Based on the market value, the HOA must provide a spread sheet that indicates the division of funds for each damaged unit and any common area elements requiring restoration to pre-storm condition. In some cases, funds may not be sufficient for the repairs of the damaged units requiring a reallocation of fund from other floors where units were undamaged. This reallocation will create conditions/restrictions related to future permitting of any undamaged units for a period of 12-months from the date of permit issuance for the damaged units.

Market Value of the Building: Market Value for Multi-Family Buildings is determined by one of the following:

  • State of Florida licensed property appraiser to submit an appraisal for the Depreciated Replacement Cost (Actual Cash Value) of the structure.
  • Assessed value on the flood insurance policy (accepted during emergency only

     2. ​​​​​Submit the city FEMA form to determine repair costs. 

     3. Submit the Multi-Family Addition/Alteration Application Form and an Acknowledgment of Naples Regulations Form with the following supporting documents:

  • Detailed scope of work letter indicating all work to be completed (Drywall, cabinets, vanities, counter tops, flooring, and minor electrical device replacements (receptacles, switches)).
  • Floor plan detailing the area of repair. An engineer/architect signed/sealed plan are not required for like for like repairs and no structural work. The floor plan must indicate any tenant separation walls needing repair along with a UL listed detail for framed walls (if tenant separation walls are block/masonry constructed, please indicate on the floor plan for fire review), list a fire stop contractor for any penetrations needing to be addressed.

Damage Assessment

The City of Naples, in compliance with the National Flood Insurance Program (NFIP) requirements, has the responsibility to determine "Substantial Damage" and "Substantial Improvement," and has implemented the procedures to do so.

  • Immediately after the storm city inspectors assessed damages to all city structures. Structures were damage assessed as being either “Affected”, “Minor – Not Substantially Damaged”, or “Major – Substantially Damaged”. The assessment was a visual assessment therefore structures damage determination could change based on scope of work and estimate of repairs submitted for permit review. Please contact the Naples Building Department at 213-5020 to obtain a reassessment if there are questions regarding an assessment determination.
  • Substantial Damage is defined as damage of any origin sustained by a structure whereby the cost of restoring the structure to its "before damage" condition would equal or exceed 50% of the market value of the structure. (Note: The cost of the repairs must include all costs necessary to fully repair the structure to its "before damage" condition).
  • Substantial Improvement is defined as any reconstruction, rehabilitation, addition or other improvement of a structure, the cost of which equals or exceeds 50% of the market value of the structure (before any improvements are performed).
  • Historic structures may be exempt from these requirements if compliance would threaten the structure's continued eligibility for historic designation. Visit https://www.naplesgov.com/building/page/historic-preservation-rehabilitation for more information.
  • Historic structures may be exempt from these requirements if compliance would threaten the structure's continued eligibility for historic designation. Visit https://www.naplesgov.com/building/page/historic-preservation-rehabilitation for more information.

2.  These requirements are required by the NFIP (National Flood Insurance Program) to protect lives and investment from future flood damages. The city must enforce these requirements for federally backed flood insurance to be made available to City of Naples residents and property owners.

FEMA 50% Rule

  1. The 50% rule for repairs is in effect and will be enforced during review for structures located in a flood hazard area 

        2. Market Value of the Building: Market Value is determined by one of the following:

  • Improved Value as listed on the Collier Co. Property Appraiser Web Site only for 1-2 Single Family Homes
  • State of Florida licensed property appraiser to submit an appraisal for the Depreciated Replacement Cost (Actual Cash Value) of the structure.

Permitting

  1. Disaster Recovery procedures provides permitting, review, and inspection services for all permit types regardless of damage, while ensuring those with hurricane damage are given priority. Normal permitting and inspections for non-damaged structures will be unaffected by emergency procedures. The following permitting rules and procedures will be in effect for storm damaged structures repair:
  2. Work not requiring a permit:
    • Tarping and other temporary roof coverings
    • Removal of debris and damaged finish surfaces from on or inside a structure
    • Minor demolition to prevent injury or prevent further damage to building
    • Minor removal of drywall, and wood trim no more than 4 foot above the floor
    • Finishes: painting, wallpaper, tiling, carpeting, and other interior finishes
    • Structural shoring and bracing
    • Replacement of broken glass within existing framing for windows and doors
    • Repair/Replacement of roof trim, soffit and gutters
    • Roof covering repairs that do not exceed 500 square feet
    • HVAC repairs &Minor plumbing repairs and fixture replacement (same locations)
    • Permits are not required for replacement of existing lighting fixtures or devices. Any above ground "Wiring Methods and Materials" as listed in the 2017 NEC Chapter 3 Shall Not require a permit unless a substantial area (50%) of the structure is affected
    • Minor non-structural repairs made to the exterior of structures
    • Repair of minor water leaks that do not involve structural, mechanical, or electrical systems
    • Temporary chain link pool barrier fencing to prevent access to the pool in compliance with pool barrier code requirements
    • Screen enclosure repairs - like for like
    • Sea wall repairs – like for like

      3. Damaged Structures that have been assessed by city inspectors as “Affected or Minor” are deemed not to have substantial damage. The structures assessment is posted on the Building Department webpage, click here to view the structural assessment.  

  • Permits for repairs to Multi-Family and Commercial structures shall be performed using normal permitting procedures. Permits shall be submitted thru the City View portal https://cityview2.iharriscomputer.com/CityofNaplesFlorida/Account/Logon. Permit submission must include detailed construction drawings prepared and sealed by an approved architect or engineer as required by code. The 50% rule will apply if located in a flood hazard area
  • Permits for repairs to Single Family structures for interior non-structural components such as drywall replacement, kitchen and bath replacement shall submit the Hurricane IAN Emergency Single Family Repair Permit Application.  
  • Permit review will be expedited. Permit submission items include scope of work, Market Value Documentation, include an itemized list from the contractor or owner-builder stating the items to be repaired, with an accurate cost estimate of the repairs. Review for compliance with the FEMA 50% rule will be based on the cost estimate provided and Market Value of the home. It will be the responsibility of the owner-builder or contractor to schedule the required inspections from the City of Naples via the online portal
  • Roof replacement or repairs greater 500 square feet shall require a separate roof permit
  • HVAC replacement and other than minor plumbing repairs will require a separate Mechanical – Plumbing Permit.
  • Electrical Repairs for replacement of any Service Feeders, Meter Cans, Switchgear or Panels shall require a separate Electrical Permit. All electrical work must be assessed and completed by a licensed electrical contractor. Any above ground "Wiring Methods and Materials" as listed in the 2017 NEC Chapter 3 Shall Not require a permit unless a substantial area (50%) of the structure is affected
  • The City of Naples requires a certified firestop contractor for all fire stopping/penetrations. All firestop systems shall be labeled at the system for inspection identification. ALL fire penetration inspections MUST be called in and scheduled to be viewed by a City of Naples Fire Inspector, including situations in which the GC may not think there is any penetrations needed to be fire stopped. Please provide UL Fire Penetration System detail(s) of all proposed fire stop systems installed. Please provide UL Wall System detail(s) and locations of all existing and proposed fire rated barriers.
  • Please provide a detailed floor plan that identifies all fire tenant separation walls throughout the unit having work done. Please ensure this floor plan is specific to THIS unit, duplicates of others will result in a failed plan review. Please provide a detailed floor plan that identifies all fire tenant separation walls throughout the unit having work done. Please ensure this floor plan is specific to THIS unit, duplicates of others will result in a failed plan review.
  • Exterior doors and windows shall require a separate window and door permit
  • Screen enclosure replacement shall require a separate screen enclosure permit

For all properties waterward of the Coastal Construction Setback Line (CCSL) in which post-storm activities are being conducted, a City of Naples CCSL Field Permit may be required. 

Click here to view the Florida Department of Environmental Protection (FDEP) Handout for list of activities and appropriate approval needed. 

City Field Permit Guidance & Form

    4.  Damaged Structures that have been assessed by city inspectors as “Major or Destroyed” are deemed to have possible substantial damage. The structures assessment is posted on the Building Department webpage click here to view the structural assesment.   

  • Permits for repairs to Single- Family, Multi-Family and Commercial structures shall be performed using normal permitting procedures. Permits shall be submitted thru the City View portal . Permit submission must include detailed construction drawings prepared and sealed by an approved architect or engineer as required by code. The 50% rule will apply if located in a flood hazard area
  • Permit submission items include scope of work, detailed construction documents, Market Value Documentation including required repair cost documentation. Review for compliance with the FEMA 50% rule and determination of Substantial Damage/Substantial Improvement per FEMA guidelines will require a more complex permit review process including the submission of the following forms https://www.naplesgov.com/sites/default/files/fileattachments/building/page/2461/fema_form_updated_2021.pdf
  • The City of Naples requires a certified firestop contractor for all fire stopping/penetrations. All firestop systems shall be labeled at the system for inspection identification. ALL fire penetration inspections MUST be called in and scheduled to be viewed by a City of Naples Fire Inspector, including situations in which the GC may not think there is any penetrations needed to be fire stopped. Please provide UL Fire Penetration System detail(s) of all proposed fire stop systems installed. Please provide UL Wall System detail(s) and locations of all existing and proposed fire rated barriers.
  • Please provide a detailed floor plan that identifies all fire tenant separation walls throughout the unit having work done. Please ensure this floor plan is specific to THIS unit, duplicates of others will result in a failed plan review.

For all properties waterward of the Coastal Construction Setback Line (CCSL) in which post-storm activities are being conducted, a City of Naples CCSL Field Permit may be required. 

Click here to view the Florida Department of Environmental Protection (FDEP) Handout for list of activities and appropriate approval needed. 

City Field Permit Guidance & Form

     5. Hurricane IAN Repair Permit Fees

  • All permit and Inspections Fees for IAN repair permits have been waived by Naples City Council

     6. Power Reactivation Policy

      7. Existing Issued Permits

  • Issued permits on damaged structures must submit revisions to include the new repairs. Reviews will be based on the damage assessment determination and the FEMA 50% rule if the structure is in a Flood Hazard Area.
  • Expired permits/permits due to expire: Permit extensions and re-issues will be performed using normal procedures except their will be no fee based on hurricane IAN Fee Waiver

      8. Rebuilding Information

  • Single Family Homeowners may perform their own repairs per state statute 489.103. Please submit an Owner Builder Disclosure form with the permit application 

  • Anyone hired to do repairs for the homeowner must be a properly licensed contractor. The homeowner should visit the Florida Department of Business & Professional Regulation website at www.myfloridalicense.com to check the contractor data base to verify they have an active license, and contact the Collier County Contractor Licensing Office at 239-252-2431 to verify they are registered to perform work being requested in Naples and Collier County

  • Obtaining a permit for permanent repairs will help prevent post-storm scams and price-gouging. Naples City permitting process can help ensure that repairmen are licensed and performing repairs in compliance with code

Please note:

These emergency procedures are designed to facilitate permitting during the aftermath of a major catastrophic event. Changes may occur, depending on circumstances 

 

 

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