You’re out of free articles.
Log in
To continue reading, log in to your account.
Create a Free Account
To unlock more free articles, please create a free account.
Sign In or Create an Account.
By continuing, you agree to the Terms of Service and acknowledge our Privacy Policy
Welcome to Heatmap
Thank you for registering with Heatmap. Climate change is one of the greatest challenges of our lives, a force reshaping our economy, our politics, and our culture. We hope to be your trusted, friendly, and insightful guide to that transformation. Please enjoy your free articles. You can check your profile here .
subscribe to get Unlimited access
Offer for a Heatmap News Unlimited Access subscription; please note that your subscription will renew automatically unless you cancel prior to renewal. Cancellation takes effect at the end of your current billing period. We will let you know in advance of any price changes. Taxes may apply. Offer terms are subject to change.
Subscribe to get unlimited Access
Hey, you are out of free articles but you are only a few clicks away from full access. Subscribe below and take advantage of our introductory offer.
subscribe to get Unlimited access
Offer for a Heatmap News Unlimited Access subscription; please note that your subscription will renew automatically unless you cancel prior to renewal. Cancellation takes effect at the end of your current billing period. We will let you know in advance of any price changes. Taxes may apply. Offer terms are subject to change.
Create Your Account
Please Enter Your Password
Forgot your password?
Please enter the email address you use for your account so we can send you a link to reset your password:
What happens when you can’t run and you can’t hide?
You did everything right.
You had your go-bag ready and you knew your evacuation route. You monitored the wildfire as it moved closer and closer to your home, and you kept the volume turned up on your phone so you could heed a “LEAVE NOW” notice if one came. When it finally does, jolting you awake in the middle of the night, you realize that you can smell the smoke inside. When did the fire get so close?
The power is out, so you make your way downstairs using your phone’s flashlight. You have to Google how to manually open the garage door since the electronic clicker doesn’t work (oh, so that’s what the red cord is for). Your heart is thumping, but you’ve made it, you’re in your car; you even remembered to keep it filled to half a tank in preparation. You pull out of your driveway and onto the dirt road that leads out of your rural neighborhood. The night sky ahead of you is a weird neon orange.
You have to hit your brakes when you reach the intersection at the main road. It’s completely backed up with other evacuees, their red taillights stretching ahead through the thickening smoke as far as your eye can see. Some of your neighbors are pulling their boats on trailers; there is an RV up ahead. And you can see the fire burning down the side of the hill now — toward you, toward the gridlocked traffic that isn’t moving.
Harrowing Fort McMurray wildfire escapeyoutu.be
Leaving your home is only the beginning of a wildfire evacuation. But the next step — the drive to a safe location — is usually given no more attention in preparedness guides than the reminder to “follow the directions of emergency officials.” In the best-case scenarios, where communication is clear and early and residents are prepared, that might be enough. But when communication breaks down, or fires move fast and unpredictably, traffic can reach a dangerous standstill and familiar roads can transform into death traps.
In 2015, some 20 vehicles were overcome by a fire while stuck in a traffic jam on Interstate 15 between Los Angeles and Las Vegas; on the same interstate in Utah five years later, a backup nearly became deadly as a fire burned up to the road’s shoulder and panicked travelers abandoned their cars. Fire evacuations in New South Wales, Australia, in 2020 resulted in a 10-hour backup, and Canada’s Highway 3 had bumper-to-bumper traffic earlier this month because it was the only road out of imperiled Yellowknife. In 2020, some 200 people had to be evacuated by helicopter from California’s Sierra National Forest after a fire cut off their only exit route.
And when people die in wildfires, they are often found in their vehicles. In Portugal, 47 of the 64 people killed during a 2017 forest fire were in their cars, trying to escape. At least 10 people were found dead in or near their cars after the 2018 Camp fire, the deadliest blaze in California’s history. And in Lahaina, Hawaii, this month, in what the Los Angeles Times has called “surely … the deadliest traffic jam in U.S. history,” the lack of advanced warning combined with inexplicably blocked roads led an untold number of people to perish in their cars while trying to evacuate, including a 7-year-old boy who was fleeing with his family; a man who used his last moments attempting to shield a beloved golden retriever in his hatchback; and a couple who were reportedly found in each other’s arms.
In a best-case scenario, emergency managers are able to phase evacuations in such a way that the roads don’t get backed up and residents have plenty of time to make it to safety. But wildfire is anything but predictable, and officials who call for an evacuation too soon can risk skeptical residents deciding to take a “wait and see” approach, where they only get in their car once things start to look dicey. In one 2017 study, only a quarter of people in wildfire-prone neighborhoods actually left as soon as they received an evacuation notice (other studies have found higher levels of compliance). This is the worst nightmare from an emergency management standpoint, since “evacuating at the last minute is probably the most dangerous thing you can do,” Sarah McCaffrey, one of the 2017 study’s authors, told The New Yorker.
Further complicating matters is the fact that many wildfire-prone areas are isolated or rural regions with a limited number of egresses to work with. One 2019 investigation found that in California alone, 350,000 people live in areas “that have both the highest wildfire risk designation, and either the same number or fewer exit routes per person as Paradise” — the site of the 2018 Camp fire, where backups on roads prevented many from escaping.
Evacuation traffic also doesn’t behave like the rush hour traffic we’re more familiar with. It’s “a peak of a peak,” with the congestion caused by “the sheer amount of people trying to leave and load onto the roadway at the same time in the same direction,” Stephen Wong, a wildfire evacuation researcher and an assistant professor of transportation engineering at the University of Alberta, told me. Burnovers and hazards like downed powerlines or trees can further reduce exit options, funneling all evacuees onto the same low-capacity roads. Worse, once that congestion starts to form, “you actually reduce the number of vehicles being able to go through that section,” Wong added. “So you go from 2,000 vehicles per hour [per lane], and it drops to, like, 500 vehicles per hour.”
Get one great climate story in your inbox every day:
Households will also frequently evacuate with multiple cars — rather than leave a valuable asset behind to burn — and tow trailers, boats, and RVs. As a result, the average vehicle length increases by 3% during wildfire evacuations, one recent study that looked at the 2019 Kincade fire in California found — leading, of course, to even worse congestion. (Agonizingly, Wong’s research further uncovered that over half of evacuating households “had at least two or more spare seats available”). The Kincade study also discovered that drivers significantly slow down during wildfire evacuations — contrary to the common misconception of careening, panicked escapees — likely due to a combination of factors such as lowered visibility and more cautious driving.
Because “most [evacuation] research focuses on hurricanes and then tornadoes,” Salman Ahmad, a traffic engineer at the civil engineering firm Fleis & VandenBrink, told me, “traffic simulations — how traffic moves during a wildfire — are still lacking.” When emergency planners use computer models to calculate minimum evacuation times for their jurisdictions, for example, their assumptions can be deadly. “If you plan for an allocation considering normal traffic as a benchmark, you’re basically not making the right assumption because you need to put in that extra safety margin” to account for “the fact that people slow down,” Enrico Ronchi, a fire researcher at Lund University in Sweden and the author of the Kincade study, told me.
Wong agreed, stressing that the number of variables fire managers need to juggle is dizzying. “Evacuations are really complex events that involve human behavior, risk perceptions, communication, emergency management, operations, the transportation system itself, psychology, the built environment, and biophysical fire,” Wong said. “So we have a long way to go for evidence-based and sufficient planning that can actually operationalize and prepare communities for these types of events.”
And that’s the scary thing: A person or a community might do everything right and still be at grave risk because of all the unknowns. Evacuation alerts might not get sent or arrive too late; exit routes might become unexpectedly blocked; fires might leapfrog, via flying embers, to create new spot fires that cut off egresses. Paradise, California, famously had a phased evacuation plan in place and had even run community wildfire drills, but even the best-laid plans can unravel.
Tom Cova, a geography professor at the University of Utah who has been studying wildfire evacuations for 30 years, told me that “too many communities may be planning for the roads to be open, the wireless emergency alert systems to work, there not to be tons of kids at home that day — you can just go down the list of things that [could go] wrong and think, What’s the backup plan?” The uncomfortable truth is that we need plans B, C, and D for when evacuations fail. Because they will fail.
Take Lahaina, where a closed bypass road concentrated outbound traffic onto a single, jam-packed street. When people started to panic and abandon their cars, it ultimately further obstructed the road for everyone behind them. “It’s like a chain reaction, where each car is seeing the [people in the] car in front of them run,” Cova said. “And then you look behind you, you can’t back up. If you look to the sides, you’re stuck. And then you say, ‘We’re going into the ocean, too.’”
That improvisation ultimately saved some lives. But “it’s hard for emergency managers to order this kind of thing because what if people drowned?” Cova went on. “So you’re trading one risk for another risk.”
But the need for creative improvisation is also a conclusion that’s been reached by the National Institute of Standards and Technology (NIST), the government agency tasked with issuing guidelines and regulations for engineers and emergency responders. In new guidance released last week, NIST used the Camp fire as its case study and found “evacuation is not a universal solution,” explaining there are times when “it may be better for residents to shelter in their community at a designated safety zone” rather than attempt to drive out of town.
This is a somewhat radical position for a U.S. agency since evacuations have long been the foundation of American wildfire preparations. But the thinking now appears to be turning toward asking “what shelters do we have?” if and when a worst-case scenario arises, as Cova further explained to me. “Temporary refuge areas, high schools, churches, large parking lots, large sports fields, golf courses, swimming pools — I wouldn’t recommend using any of these things, and I wouldn’t recommend people being told to use them,” he said, “but [people] have to know what to do when they can’t get out.”
In the case of Paradise, for example, NIST reports that there were 31 such “temporary refuge areas” that ultimately saved 1,200 lives during the fire, including 14 parking lots, seven roadways, six structures, and a handful of defensible natural areas, like a pre-established wildfire assembly area in a meadow that had already burned and ended up serving as a refuge for as many as 85 people. Once established, these concentrated refuge areas can be defended by firefighters, as was the case for 150 people who memorably hunkered down to wait out the blaze in a strip mall parking lot. It’s far from a best-case scenario, but that’s still 150 people who would’ve otherwise been stuck in potentially deadly traffic jams trying to get out of town.
Temporary refuges are unplanned areas of last resort, but establishing a larger safety zone network and preemptively hardening gathering places like schools and community centers could also potentially reduce exposure on roads by shortening the distance evacuees need to travel to get to lower-hazard areas. So-called WUI fire shelters — essentially, personal fire bunkers that NIST warns against because they aren’t standardized in the U.S. but are popular in Australia — could also be explored. “That’s the direction we’re heading in with wildfire communities,” Cova told me grimly, “because we don’t seem to be able to stop the development in these areas. That means we’re forcing people into a corner where shelter is their only backup plan.”
Maybe this is difficult for you to imagine: Your community is different; a wildfire couldn’t happen here. You’d evacuate as soon as you got the notice; there’s no way you’d get stuck. You’re a good driver; you could get out without help. But as Lahaina and other “unprecedented” fires show, it’s the limits of our lived experiences that we’re up against now.
“We should think about possible scenarios that we have not seen before in our communities,” Ronchi, the Swedish fire researcher, said. “I understand that it’s a bit of a challenge for everyone because often you have to invest money for something that you have not experienced directly. But we are [living] in scenarios now in which we cannot anchor ourselves on our past experiences only.”
Read more about wildfires:
Log in
To continue reading, log in to your account.
Create a Free Account
To unlock more free articles, please create a free account.
The more Hurricanes Helene and Milton we get, the harder it is to ignore the need.
As the southeastern U.S. recovers from hurricanes Helene and Milton, the destruction the storms have left behind serves to underline the obvious: The need for technologies that support climate change adaptation and resilience is both real and urgent. And while nearly all the money in climate finance still flows into mitigation tech, which seeks to lower emissions to alleviate tomorrow’s harm, at long last, there are signs that interest and funding for the adaptation space is picking up.
The emergence and success of climate resilience advisory and investment firms such as Tailwind Climate and The Lightsmith Group are two signs of this shift. Founded just last year, Tailwind recently published a taxonomy of activities and financing across the various sectors of adaptation and resilience solutions to help clients understand opportunity areas in the space. Next year, the firm’s co-founder Katie MacDonald told me, Tailwind will likely begin raising its first fund. It’s already invested in one company, UK-based Cryogenx, which makes a portable cooling vest to rapidly reduce the temperature of patients experiencing heatstroke.
As for Lightsmith, the firm held the final close of its $186 million growth equity fund for climate adaptation solutions in 2022, which co-founder and managing director Jay Koh told me is one of the first, if not the first fund with a climate resilience focus. As Koh sees it, the evolution of climate adaptation and resilience technologies can be broken up into three stages, the first being “reactive and incremental.” That’s largely where we’re at right now, he said — think rebuilding a dam higher after it’s been breached in a flood, or making a firebreak broader after a destructive wildfire. Where he’s seeing interesting companies emerge, though, is in the more proactive second stage, which often involves anticipating and preparing for extreme weather events. “Let’s do a lot more data and analytics ahead of time. Let’s deploy more weather satellites. Let’s look at deploying artificial intelligence and other technologies to do better forecasting,” Koh explained to me.
The third and final stage, he said, could be categorized as “systemic or transcendent adaptation,” which involves systems-level changes as opposed to incremental improvements. Source Global, one of Lightsmith’s portfolio companies which makes solar-powered hydropanels that produce affordable drinking water, is an example of this. As Koh told me, “It’s not simply improving the efficiency of desalination filters by 5% or 10%. It’s saying, listen, we’re going to pull water out of the air in a way that we have never done before.”
But while the activity and interest around adaptation tech may be growing, the money just isn’t there yet. “We’re easily $50 [billion] to $60 billion below where we need to be today,” MacDonald told me. “And you know, we’re on the order of around $150 [billion] to $160 billion below where we need to be by 2030.” Everyone else I spoke with echoed the sentiment. “The latest statistics are that less than 5% of total climate finance tracked on planet Earth is attributable to adaptation and climate resilience,” Koh said. “Of that, less than 2% is private investment.”
There’s a few reasons why early-stage investors especially may be hesitant to throw their weight behind adaptation tech despite the clear need in the market. Amy Francetic, co-founder and managing general partner at Buoyant Ventures, which focuses on early-stage digital solutions for climate risk, told me that the main customer for adaptation solutions is often a government entity. “Municipalities and other government contracts, they’re hard to win, they’re slow to win, and they don’t pay that much, either, which is the problem.” Francetic told me. “So it’s not a great customer to have.”
One of Buoyant’s portfolio companies, the now defunct StormSensor, reinforced this lesson for Francetic. The company used sensors to track water flow within storm and sewage systems to prevent flooding and was able to arrange pilot projects with plenty of water agencies — but few of them converted into paying contracts. “The municipalities were willing to spend money on an experiment, but not so many of them had a larger budget.” Francetic told me. The same dynamic, she said, is also at play in the utility industry, where you often hear about new tech succumbing to “death by pilot.”
It’s not all doom and gloom, though, when it comes to working with larger, risk-averse agencies. AiDash, another of Lightsmith’s portfolio companies that uses artificial intelligence to help utilities assess and address wildfire risk, has five utility partnerships, and earlier this year raised $58.5 million in an oversubscribed Series C round. Francetic and MacDonald both told me they’re seeing the conversation around climate adaptation evolve to include more industry stakeholders. In the past, Francetic said, discussing resilience and adaptation was almost seen as a form of climate doomerism. “They said, oh, why are you doing that? It shows that you’re giving up.” But now, MacDonald told me that her experience at this year’s climate week in New York was defined by productive conversations with representatives from the insurance industry, banking sector, and venture capital arena about injecting more capital into the space.
Bill Clerico, the founder and managing partner of the venture firm Convective Capital, is also deeply familiar with the tricky dynamics of climate adaptation funding. Convective, founded in 2022, is solely dedicated to wildfire tech solutions. The firm’s portfolio companies span a range of technologies that address suppression, early identification, prevention, and insurance against damages, and are mainly looking to work with utilities, governments, and insurance companies. When I talked to Clerico back in August, he (understatedly) categorized these establishments as “not necessarily the most fast-moving or innovative.” But the bleak silver lining, he told me, is that extreme weather is forcing them to up their tempo. “There is so much destruction happening so frequently that it’s forcing a lot of these institutions to think about it totally differently and to embrace newer, more novel solutions — and to do it quickly.”
People, it seems, are starting to get real. But investors and startups alike are also just beginning to define exactly what adaptation tech encompasses and what metrics for success look like when they’re less measurable than, say, the tons of carbon sucked out of the atmosphere via direct air capture, or the amount of energy produced by a fusion reactor.
“Nobody wakes up in the morning and buys a loaf of adaptation. You don’t drive around in an adaptation or live in an adaptation,” Koh noted. “What you want is food, transport, shelter, water that is resilient and adapted to the effects of climate change.” What Koh and the team at Lightsmith have found is that many of the companies working on these solutions are hiding in plain sight. “They call themselves business continuity or water efficiency or agricultural precision technologies or supply chain management in the face of weather volatility,” Koh explained.
In this way, the scope of adaptation technology balloons far beyond what is traditionally climate-coded. Lightsmith recently invested in a Brazil-based digital health company called Beep Saude, which enables patients to get rapid, in-home diagnostics, vaccination services, and infusion therapies. It falls under the umbrella of climate adaptation tech, Koh told me, because rising temperatures, increased rainfall, and deforestation in the country have led to a rapid increase in mosquitoes spreading diseases such as dengue fever and the Zika virus.
Naturally, measuring the efficacy of solutions that span such a vast problem space means a lot of customization. “Your metric might be, how many people have asked for water in a drought-prone area?” MacDonald told me. “And with health, it might be, how many children are safe from wildfire smoke during fire season? And for ecosystems, it might be, how many hectares of ecosystem have been saved as a means to reduce storm surge?” Insurance also brings up a host of additional metrics. As Francetic told me, “we measure things like lives and livelihoods covered or addressed. We measure things like losses covered or underwriting dollars spent on this.”
No matter how you categorize it or measure it, the need for these technologies is not going away. “The drivers of adaptation and climate resilience demand are physics and time,” Koh told me. “Whoever develops climate resilience and adaptation technology will have a competitive advantage over any other company, any other society, and the faster that we can scale it up, and the smarter and more equitable we are about deploying it, the better off we will all be.”
On the Cybercab rollout, methane leaks, and Taylor Swift
Current conditions: England just had its one of its worst crop harvests ever due to extreme rainfall last winter • Nevada and Arizona could see record-breaking heat today, while freeze warnings are in effect in four northeastern states • The death toll from Hurricane Milton has climbed to 16.
Tesla unveiled a prototype of its “Cybercab” self-driving robotaxi last night at an investor event in California. The 2-seater vehicle has no steering wheel or pedals, and will feature wireless induction charging. CEO Elon Musk said the vehicle will cost less than $30,000, with the goal of starting production by 2027, depending on regulatory approvals. At the same event, Musk unveiled the autonomous “Robovan,” which can carry 20 people.
Tesla
A UN expert group agreed this week on some key rules around carbon markets and carbon crediting. This will be a major topic at COP29 next month, where negotiators will be tasked with deciding how countries can use international carbon markets. As the Financial Timesexplained, a carbon market “would allow governments to claim other countries’ emission cuts towards their own climate targets by trading instruments that represent one tonne of carbon dioxide removed or saved from the atmosphere.” The experts this week said projects seeking carbon credits will have to carry out an extensive risk assessment process aimed at flagging and preventing human rights abuses and environmental harm. The assessment will be reviewed by external auditors.
The first detections from Carbon Mapper’s Tanager-1 satellite are in, just two months after the satellite launched. It spotted a 2.5-mile-long methane plume spewing from a landfill in Pakistan, which Carbon Mapper estimates could be releasing 2,600 pounds of methane per hour. It also identified a methane plume in the oilfields of the Permian Basin in Texas, estimated to be releasing 900 pounds of methane hourly. And it found a carbon dioxide plume over a coal-fired power plant in South Africa releasing roughly 1.3 million pounds of CO2 per hour.
A Permian Basin methane plume.Carbon Mapper
In a press release, the company said the observations were “a preview of what’s to come as Carbon Mapper will leverage Tanager-1 to scale-up emissions observations at unprecedented sensitivity across large areas.”
As the cleanup efforts continue in the southeast after back-to-back hurricanes Helene and Milton devastated the region, pop star Taylor Swift announced she is donating $5 million to relief efforts. Specifically she has given money to a national food bank organization called Feeding America. The charity’s CEO said the funds “will help communities rebuild and recover, providing essential food, clean water, and supplies to people affected by these devastating storms.” Last week country music legend Dolly Parton said she personally donated $1 million to the Mountain Ways Foundation, and then another $1 million through her Dollywood foundation.
AccuWeather estimated that Milton caused up to $180 billion in economic losses, and Helene caused up to $250 billion in losses. Two rapid attribution studies out of Imperial College London found that human-caused climate change could be credited for roughly half the economic damages from the storms. “This analysis clearly shows that our failure to stop burning fossil fuels is already resulting in incredible economic losses,” said Dr. Friederike Otto, co-founder of World Weather Attribution.
In Rhode Island, the Providence City Council passed an amendment this week that bans the construction of new gas stations “while prioritizing the development and installation of electric vehicle charging stations.” That would make Providence the first city on the East Coast to enact such a ban. Mayor Brett Smiley could veto it, but the city council could override a veto with a two-thirds majority, The Boston Globereported. Several towns in California have already banned new gas pumps.
Chiquita has developed a new hybrid banana variety it says is resistant to some fungal diseases that have threatened the future of America’s most popular fruit. The variety is called Yelloway 1.
Chiquita Brands International
It’s known as the 50% rule, and Southwest Florida hates it.
After the storm, we rebuild. That’s the mantra repeated by residents, businesses and elected officials after any big storm. Hurricane Milton may have avoided the worst case scenario of a direct hit on the Tampa Bay area, but communities south of Tampa experienced heavy flooding just a couple weeks after being hit by Hurricane Helene.
While the damage is still being assessed in Sarasota County’s barrier islands, homes that require extensive renovations will almost certainly run up against what is known as the 50% rule — or, in Southwest Florida, the “dreaded 50% rule.”
In flood zone-situated communities eligible to receive insurance from the National Flood Insurance Program, any renovations to repair “substantial damage” — defined as repairs whose cost exceeds 50% of the value of the structure (not the land, which can often be quite valuable due to its proximity to the water) — must bring the entire structure “into compliance with current local floodplain management standards.” In practice, this typically means elevating the home above what FEMA defines as the area’s “base flood elevation,” which is the level that a “100-year-flood” would reach, plus some amount determined by the building code.
The rule almost invites conflict. Because just as much as local communities and homeowners want to restore things to the way they were, the federal government doesn’t want to insure structures that are simply going to get destroyed. On Siesta Key, where Milton made landfall, the base flood elevation ranges from 7 feet to 9 feet, meaning that elevating a home to comply with flood codes could be beyond the means — or at least the insurance payouts — of some homeowners.
“You got a 1952 house that’s 1,400 square feet, and you get 4 feet of water,” Jeff Brandes, a former state legislator and president of the Florida Policy Project, told me on Wednesday, explaining how the rule could have played out in Tampa. “That means new kitchens and new bathrooms, all new flooring and baseboards and drywall to 4 or 5 feet.” That kind of claim could easily run to $150,000, which might well surpass the FEMA threshold. “Now all of the sudden you get into the 50% rule that you have the entire house up to current code levels. But then you have to do another half-a-million above what [insurance] paid you.”
Simple probability calculations show that a 100-year flood (which is really a flood elevation that has a 1-in-100 chance of occurring every year) has a more than 25% chance of occurring during the lifetime of a mortgage. If you browse Siesta Key real estate on Zillow, much of it is given a 100% chance of flooding sometime over the course of a 30-year mortgage, according to data analysis by First Street.
Sarasota County as a whole has around 62,000 NFIP policies with some $16.6 billion in total coverage (although more than 80% percent of households have no flood insurance at all). Considering that flood insurance is required in high-risk areas for federally-backed mortgages and for new homeowners insurance policies written by Florida’s state backed property insurer of last resort, Citizens, FEMA is likely to take a close interest in whether communities affected by Milton and Helene are complying with its rules.
If 2022’s Hurricane Ian is any indication, squabbles over the 50% rule are almost certain to emerge — and soon.
Earlier this year, FEMA told Lee County, which includes Fort Myers and Cape Coral, that it was rescinding the discount its residents and a handful of towns within it receive on flood insurance because, the agency claimed, more than 600 homeowners had violated the 50% rule after Hurricane Ian. Following an outcry from local officials and congressional representatives, FEMA restored the discount.
In their efforts to avoid triggering the rule, homeowners are hardly rogue actors. Local governments often actively assist them.
FEMA had initiated a similar procedure in Lee County the year before, threatening to drop homeowners from the flood insurance program for using possibly inaccurate appraisals to avoid the 50% rule before eventually relenting. The Fort Myers News Press reported that the appraisals were provided by the county, which was deliberately “lowering the amount that residents could use to calculate their repairs or rebuilds” to avoid triggering the rule.
Less than a month after Ian swept through Southwest Florida, Cape Coral advised residents to delay and slow down repairs for the same reason, as the rule there applied to money spent on repairs over the course of a year. Some highly exposed coastal communities in Pinellas County have been adjusting their “lookback rules” — the period over which repairs are totaled to see if they hit the 50% rule — to make them shorter so homeowners are less likely to have to make the substantive repairs required.
This followed similar actions by local governments in Charlotte County. As the Punta Gordon Sun put it, “City Council members learned the federal regulation impacts its homeowners — and they decided to do something about it.” In the Sarasota County community of North Port, local officials scrapped a rule that added up repair costs over a five-year period to make it possible for homeowners to rebuild without triggering elevation requirements.
When the 50% rule “works,” it can lead to the communities most affected by big storms being fundamentally changed, both in terms of the structures that are built and who occupies them. The end result of the rebuilding following Helene and Milton — or the next big storm to hit Florida’s Gulf Coast — or the one after that, and so on — may be wealthier homeowners in more resilient homes essentially serving as a flood barrier for everyone else, and picking up more of the bill if the waters rise too high again.
Florida’s Gulf Coast has long been seen as a place where the middle class can afford beachfront property. Elected officials’ resistance to the FEMA rule only goes to show just how important keeping a lid on the cost of living — quite literally, the cost of legally inhabiting a structure — is to the voters and residents they represent.
Still, said Brandes, “There’s the right way to come out of this thing. The wrong way is to build exactly back what you built before.”