Harvey damage could force hundreds in Houston area to raise their homes

A home on Braesvalley Drive in the Meyerland neighborhood is in the process of being raised by Arkitekture Development photographed on Wednesday, Dec. 6, 2017, in Houston. ( Elizabeth Conley / Houston Chronicle ) less A home on Braesvalley Drive in the Meyerland neighborhood is in the process of being raised by Arkitekture Development photographed on Wednesday, Dec. 6, 2017, in Houston. ( Elizabeth Conley / Houston Chronicle ... more Photo: Elizabeth Conley, Chronicle Photo: Elizabeth Conley, Chronicle Image 1 of / 114 Caption Close Harvey damage could force hundreds in Houston area to raise their homes 1 / 114 Back to Gallery

More than 1,600 Houston property owners who flooded during Hurricane Harvey likely will be forced to elevate their homes if they want to continue living there.

The city's Public Works Department is preparing to notify property owners in floodplains that their structures have been declared "substantially damaged" and will require additional repairs to comply with current building codes. For most, that will mean physically raising their homes, a pricey upgrade that can cost well more than $150,000.

The 1,611 letters that start going out this month will be the "first batch" for properties identified as damaged so severely that repairs would cost more than 50 percent of the market value of the structure, not including the land.

The department said 30,523 structures that lie within Houston's 100-year floodplain or floodway took on some flooding during Harvey. The substantial damage designation applies only to properties in these areas, which are spread throughout the city.

The department does not have a final tally of properties that will be classified that way.

"Houston Public Works is still working with FEMA on that," the department said in an email, referring to the Federal Emergency Management Agency.

While some Houstonians who receive the letters may already have been planning to raise their homes, others may not have the resources to elevate.

More Information By the numbers 30,523: Number of structures in Houston's 100-year floodplain or floodway that flooded during Harvey. 1,611: Letters in the first batch of notices alerting property owners their structure is "substantially damaged" and may need to be raised. $65-$70: Typical cost per square foot to lift a property out of the floodplain. Source: Houston Public Works Department, Arkitektura Development Inc.

"The expense is tremendous," said Mayor Pro Tem Ellen Cohen, who represents District C, which includes Meyerland, Braeswood Place and other affected neighborhoods. "It's difficult, but there are going to be decisions that have to be made."

All property types

The properties in the first batch determined to have substantial damage are all single-family homes, but the designation could apply to any type of property, according to Public Works.

FEMA said it would not disclose the affected homes' addresses due to privacy laws.

Longtime Meyerland resident Ed Wolff received his letter Tuesday. He said he requested the substantial-damage designation because he needed it to be eligible for a mitigation loan from the Small Business Association to elevate his house, which flooded for the third time in three years.

The cost to repair or replace the home is 70 percent of the structure's value, according to the letter.

All properties declared substantially damaged will be flagged by the city's permitting staff. Requests for building permits will require evidence the home is compliant with the city's elevation standard, which is 12 inches above the base flood elevation in a 100-year floodplain, or 18 inches in a floodway, the letter explains.

"The letter of substantial damage is a tool for the city of Houston to ensure people are not repairing houses that really shouldn't be repaired," said Wolff, who works in real estate and has been consulting with city officials on Harvey-related matters.

Wolff plans to elevate his house six feet, three feet above the water line from Harvey.

The cost to elevate the 3,500-square-foot structure, which was built in 1965, will be more than $270,000.

After everything is done, the project will still be cheaper than building a new house, he said.

Some homeowners may be eligible for up to $30,000 in federal funds to help with the cost of raising the home.

Appeal, buyout options

Arkitektura Development Inc., a Kemah-based firm that specializes in elevating houses, said it typically costs between $65 and $70 per square foot to raise a home.

Since Harvey, the company has taken orders to elevate houses in neighborhoods including Meyerland, Linkwood, Westbury, Bellaire, Maplewood, Nottingham Forest, Willow Meadows and Braes Heights, said owner Phillip Contreras.

In most cases the homeowners have flooded at least twice. Some have been inundated as many as five times.

"They're all saying the same thing," Contreras said. "They're like, 'We're done with this.' "

The ZIP codes with 90 or more substantially damaged properties in the first batch of letters are 77096, 77099, 77089, 77078, 77092 and 77339, according to initial data.

Homeowners have the option to appeal the substantial-damage designation.

They can submit their appeal to the city's Floodplain Management Office with documentation showing the structure is not substantially damaged. That can include a private appraisal of the home to determine the pre-damage market value or an elevation certificate demonstrating that the structure meets the requirement that the lowest floor is 12 inches above the base flood elevation and other floodplain requirements.

Otherwise, Public Works suggests contacting the Harris County Flood Control District about requirements or eligibility for a buyout.