After Hurricane Sandy, Rebuilders Take Notice

I have thoughts regarding Hurricane Sandy and the rebuilding efforts that were seemingly underway before the storm had run its course.

I love building and rebuilding, but folks need to keep some things in mind before they head down the road of replacing what was lost and I'm talking to local leaders and taxpayers as well as home owners or potential rehabbers.

It will cost more in every way to replace what was destroyed by the storm.  I’m not merely talking about inflation and the fact that a 2x4x8 bought in 2012 will be more than one purchased decades ago, I’m speaking of building standards.  Hurricanes have taught us a great deal about the power of these storms and with the awareness that they seem to be getting more severe, those standards are only going to become more stringent.  And, stricter building codes will mean higher costs.  Someone rebuilding or extensively renovating after Hurricane Sandy will need to be mindful of this from the start.

Hurricane Clip

When we renovate a home we leave it better than when it was built 30, 50, or 70 years ago.  This is not just a professional standard that we set for ourselves; this is what’s required from the building industry, local building officials, and/or the insurance industry.  For example, we install Hurricane Clips where the roof structure meets the walls and install metal strapping at exterior wall openings and where the foundation meets the carpentry.  For us, this change happened as a result of Hurricanes Andrew and Hugo.    

This is the way things will be rebuilt on the East Coast in the wake of Hurricane Sandy.  They won’t be the same, they will be better.  It will make the beach homes and cottages cost more to replace because the storms are getting stronger and we know how to design, engineer, and build them better from the start.  There’s no sense in building something that’s going to blow away next year or in the next storm. 

Hurricane Strapping to tie Foundation into Wood Framing

In addition to this, the homes that survived and the homes that will be rebuilt will cost more to insure.  We live in the Carolinas, many states away from the wrath of Hurricane Katrina, but after that disaster our home insurance rates went up noticeably and the insurance companies explained that the increase was due in part to our county being considered as part of the coastal region.  We didn’t like it, but we took it on the chin and rationalized that its part of the price we pay for being less than an hour from the beach.  However, we don’t live on the beach and it some ways it rubs us the wrong way because we must have home insurance... so what are you going to do, but write the check and mail it in.   

As I've already said, I get pretty jazzed up about every part of new construction and renovations, but as the Post-Sandy rebuilding efforts commence, the unanticipated costs need to be considered now, not later.

See The Hurricane House  (Jan. 3, 2012)

Step 10: Get Your Official Permission

On one hand, getting permission from the man to work on your own home may feel downright un-American. I get it. However, if this is where you are at, try to think about it another way; you may not need the oversight, but maybe others do. In America, we’re all equal, so permitting by the government of and for the people is just part of the adventure. Bottom line though, it’s in everyone’s best interest, yours included, to have building officials who issue permits. Afterall, you want someone to make sure the DIYer next door isn’t going to rehab a home that catches fire and takes yours down with it, right? And don’t you want a lookout to prevent the person across the street from creating an eyesore that you have to look at or that’ll lower your property values? There are other reasons, but you see my point.          

The first and most significant thing to keep in mind regarding the permitting process is that every building department is different. The only thing I’ve found that’s the same, regardless of the town or city, is that most building officials firmly believe that the way they do it is the way everyone does it… that their rules are the standard.

The initial steps I've described don’t require permission from local authorities. However, when you start demoing walls and addressing the bigger issues, there's a good chance you'll need a permit. I'd love to write down everything you’ll need to know about permitting, inspections, and code compliance, but all of this varies from place to place. I've worked in too many municipalities to count, and they're all different. In addition, it's common for them to make adjustments on how they do things periodically, so I try to be prepared for anything when I walk into a building department.

In some places, you'll have complete freedom to do whatever you want to your property without any outside involvement from others. However, some cities, towns, and counties will require that you provide them some details of your plans and pay a small fee before you receive a postable sign. Some building officials may ask for drawings, while others will be satisfied with a written description. One village or city may require that you hire a licensed General Contractor to do the work, supervise, or manage your project, while other towns might be okay with you acting as your own GC… as long as your name is on the deed. 

Furthermore, there are some municipalities that will expect a you to make the house your home when you're finished and might even require you to sign a document pledging to live there as a resident for a stipulated time period once you’re all done. Basically, the local folks don’t want you to slap lipstick on your pig’s ear and drywall over shoddy work before you flip it and then high tail out of town, leaving your poor buyer with a house full of sub-par work. I know you wouldn’t do this, but someone else has, so rules have been put in place. If you have to live there for a while after you’re finished, they’re speculating that you’ll do a better job. Again, hiring a general contractor to oversee or do the work may be a viable way to get in and flip it. 

 When I'm navigating my way through the rocky permitting and inspection waters, my mission is to receive my Certificate of Occupancy at the end of the project. However, to reinforce my point on the randomness of this process even further, not all towns or local authorities issue a C.O. after the final inspection is passed. The bottom line here: when you go to get your permit, be ready for anything, and don't be surprised if you're faced with someone on the other side of the counter saying, "This is how it's done" as if there's no other way. Trust me, this attitude is common. I've grown to understand that when this happens, the clear reality is: That’s just how it's done there.

And finally, pull a permit for the improvements you know you're going to make, rather than things you might do. If you’re positive you need to replace some drywall, paint inside and out, and you'll also be popping in replacement windows, then get official permission for those things. Don't muddy the waters by mentioning the possibility of skylights, a hot tub, or other dreamy blips on your rehab radar. Just keep it simple, and when you're rock solid on additional scopes of work, you can circle back to get the bureaucratic green light at a later date.