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Or maybe you want to go electric? Because yes, they are different.
Have you given much thought to the inner workings of your stove? Me neither. Your home probably came with one already installed, and so long as you can turn it on, boil some water and simmer up a sauce, perhaps that’s reason enough not to second guess it.
But if you’re cooking with gas, we’re here to let you know that, culinary connoisseur or not, there are undeniable benefits to switching to either electric or induction cooking. First and foremost, neither relies directly on fossil fuels or emits harmful pollutants such as nitrogen dioxide into your home, making the switch integral to any effort to decarbonize your life — not to mention establish a comfortable living environment. Second, both electric and induction are far more energy efficient than gas.
“So on a gas range, about 70% of the heat that is generated from the gas goes into your kitchen,” DR Richardson, co-founder of the home electrification platform Elephant Energy, told me. “So it's very inefficient. You get hot. The handle gets hot. The kitchen gets hot. Everything gets hot, except your food. And it takes a really long time.” With an electric or induction stove, you can boil water faster and heat your food up quicker, all while reducing your home’s carbon footprint.
Convinced yet? If you’re reading this guide, we sure hope you’re at least intrigued! But even after you’ve decided to make the switch, confusion and analysis paralysis can still loom. Are your needs better suited to electric or induction? Will expensive electrical upgrades be required? How will this impact your cooking? And where are all the stove stores, anyway? So before you start browsing the aisles and showrooms, let’s get up to speed on all things stoves… or is it ranges? You’ll see.
Friday Apaliski is the director of communications at the Building Decarbonization Coalition, a nonprofit composed of members across various sectors including environmental justice groups, energy providers, and equipment manufacturers, seeking alignment on a path towards the elimination of fossil fuels in buildings.
DR Richardson is a co-founder of Elephant Energy, a platform that aims to simplify residential electrification for both homeowners and contractors. The company provides personalized electrification roadmaps and handles the entire installation process, including helping homeowners take advantage of all the available local, state, and federal incentives.
It depends on the cookware you currently own, but you will almost certainly need to replace some items. Induction stoves work with pots and pans that are made of magnetic materials like cast iron and stainless steel, but not those made of glass, aluminum, or copper. You can check to see if your cookware is induction compatible by seeing if a magnet will stick to the bottom, or if the induction logo is present on the bottom.
Everyone has their own affinities, but what we can tell you is that both traditional electric stoves and newer induction stoves are more energy efficient than gas stoves, and when it comes to temperature control, induction stoves are the clear winner. They allow you to make near instantaneous heat adjustments with great precision, while gas stoves take longer to adjust and are less exact to begin with.
Cooking on a new stove will undoubtedly come with a learning curve, what with all the new knobs and buttons and little sounds to get used to. Many cooks are used to relying on the visual cue of the flame to let them know how hot the stove is, but now you’ll be relying on a number on the screen, instead. Especially if you go with induction stove, be assured that you’ll be in good company among some top chefs.
This is indeed a key question — more on this one below.
If you don’t know already, it’s not too hard to find out. When you turn on the stovetop, is there fire? That, folks, is a gas stovetop. It will have a gas supply line that looks like a threaded pipe that connects to the back of the appliance. Gas stovetops are tricky to clean, not particularly sleek, and most prevalent in California, New Jersey, Illinois, Washington DC, New York, and Nevada.
If you have an electric range, the stovetop will be flat with metal coils either exposed or concealed beneath a ceramic glass surface. The coils will glow bright when they’re on. Electric ranges plug directly into 240-volt outlets (newer versions have four prongs, older ones have three), with a cord that looks like a heavy vacuum plug or a small hose. Electric stovetops are always paired with electric ovens — this is the setup that the majority of Americans already have according to the Energy Information Administration.
“So if you have an electric range and you like it, that's wonderful. You should keep it. But generally, when we're talking about transitioning from a gas experience to something else, induction is a much more analogous cooking experience,” Apaliski said.
If you have an induction range, it was probably a very intentional choice! According to a 2022 Consumer Reports survey, only about 3% of Americans have an induction range or cooktop, so big ups if you’re a part of that energy efficient minority. But if you just wandered into a new home and are wondering if it’s got the goods, you might have to turn on the stove to tell. Unlike an electric stovetop, you won’t see the cooking area glow because the surface isn’t actually getting hot, only the cookware is. Induction stoves also plug directly into 240-volt outlets.
But wait! There’s a chance you’re cooking with both gas and electric on a dual-fuel range. The telltale sign will be if your range connects to both a gas supply line as well as a 240-volt outlet (remember that plug?). But if it’s difficult to determine what’s going on back there, here’s what else to look out for: A metal device at the bottom and/or top of the oven’s interior that glows bright when the oven is on indicates that it’s electric! Sometimes these heating elements will be concealed, though. In that case, look for telltale signs of gas: An open flame when the oven is on or a visible pilot light when off. Newer gas stoves might not have either, but rather use an electronic ignition system that you can hear fire up about 30-45 seconds after turning on the oven. If you’re still confused, there’s always your user manual! (You kept that, right?)
If you’re going from an all-gas range to electric or induction and your stove is located on a kitchen island, for example, this could make installing the necessary electrical wiring more complex. It’s something to ask potential contractors about when you get to that stage.
Whenever you add a new electric appliance to your home, there’s the possibility that you’ll need to upgrade your electric panel to accommodate the new load. A new panel can cost thousands of dollars, though, so you’ll want to know ahead of time if this might be necessary. First, check the size of your current electric panel. You can find this information on your main breaker or fuse, a label on the panel itself, or your electric meter.
According to Rewiring America, if your panel is less than 100 amps, an upgrade could be necessary. If it’s anywhere from 100 to 150 amps, you can likely electrify everything in your home — including your range — without a panel upgrade, although some creative planning might be needed (more on that here and below, in the section on finding contractors and installers). If your panel is greater than 150 amps, it’s very likely that you can get an electric range (as well as a bevy of other electrical appliances) without upgrading.
As of now, federal incentives for electric and induction ranges, cooktops, and ovens are not yet available. But Home Electrification and Appliance Rebates programs, established via the Inflation Reduction Act, will roll out on a state-by-state basis over the course of this year and next, with most programs expected to come online in 2025. These rebates could give low- and moderate-income houses up to $840 back on the cost of switching from gas to electric or induction cooking.
While many details have yet to be released, it’s important to note that qualifying customers won’t be required to pay the full price and then apply for reimbursement — rather, the discount will be applied upfront. Once the program becomes available, your state will have a website with more information on how to apply. If you’re cash-strapped today, it could be worth waiting until the federal incentives roll out, as rebates will not be retroactively available.
Many states and municipalities already have their own incentives for electric appliance upgrades though. Unfortunately, there’s currently no centralized database to look these up, so that means doing a little homework. Check with your local utility, as well as your local and state government websites and energy offices for home electrification incentives. If you happen to live in California or Washington state, you can search for local incentives here, via this initiative from the Building Decarbonization Coalition. The NODE Collective is also working to compile data on all residential incentive programs, so keep checking in, more information is coming soon!
Assuming you currently have a gas stove or a dual fuel range, this is the first big choice you’ll have to make. For customers interested in upgrading from electric to induction, let this also be your guide, as an induction stove is indeed the higher-end choice. Here are the main differences between the two:
Electric
Induction
*According to Rewiring America
** According to this paper
Heatmap Recommends: Spring for the induction stove if you can. Not only will it provide a superior cooking experience, but it’s safer too. Induction stoves only heat up magnetic pots and pans, so if you touch the stove’s surface, you won’t get burned. Most will also turn off automatically if there’s no cookware detected.
“Induction is definitely the upgrade in basically every sense, if you can afford it. Induction is a way better cooking experience. It's got way more fun heating and cooking control. It's much more energy efficient. It's much faster,” said Richardson.
If you’re curious about what it’s like to cook with an electric or induction stove, you can buy a standalone single-pot cooktop for well under $100; it will plug straight into a standard outlet. Additionally, Apalinksi says that many libraries (yes, libraries!) and utilities allow residents to borrow an induction cooktop and try it out for a few weeks, completely free of charge.
New electric and induction ranges and cooktops will only be eligible for forthcoming federal incentives if they’re certified by Energy Star, a joint program run by the Environmental Protection Agency and the DOE that provides consumer information on energy efficient products, practices, and standards. You can check out what models of ranges and cooktops qualify here. But to get a handle on the actual look and feel of various options, you should try and find a showroom or head to a large retail store.
“Go to your local big box retailer, whether it's a Home Depot or Best Buy or Lowe's, they tend to have a bunch of models on the floor. Their representatives can talk to you about all the different options out there. But you have to research a little bit ahead of time, otherwise they're going to point you to the latest gas appliance,” said Richardson.
If you learn that making the switch is going to entail particularly cumbersome electrical upgrades, Apaliski said there are some innovative companies such as Channing Street Copper andImpulse Labs that make induction ranges and cooktops that plug into standard outlets. They’re much pricier than your standard range, but if you can afford it, one could be right if you’re looking for plug-and-play simplicity and sleek design.
“So this is great, for example, if you are a renter, or if you are someone who has limited capacity on your electrical panel, or if you are someone who has one of these kitchen islands that is just impossible to get a new electric cord to,” Apaliski said.
If you buy your new range or cooktop from a big box retailer, they’ll typically haul away your old appliance and deliver and install the new one for you at either low or no cost. Don’t assume this is a part of the package, though, and be sure to ask what is and isn’t included before you make your purchase.
But if you’re moving from an all gas range or cooktop to an electric or induction range or cooktop, the complicated part isn’t the installation process, it’s everything that must come before. That includes capping and sealing the gas line for your old stove (this is a job for a plumber) and installing the requisite electric wiring to power your new stove (this is a job for an electrician).
As noted, making the switch could also mean a costly electric panel upgrade. You should ask potential electricians about this right away, as well as about creative solutions that would let you work with your existing panel. If you’re running out of space, you could buy a circuit sharing device like a smart splitter or a circuit pauser, which would allow multiple loads, such as an EV charger and your stove, to share a circuit, or ensure that specific appliances are shut off when you’re approaching your panel’s limit. Richardson recommends getting opinions from a couple different electricians, seconding the idea that if your panel is 100 amps or more, an upgrade is likely not necessary.
Above all, you should make sure that the gas line and electric work is taken care of before the stove installer comes to your home. Richardson said that occasionally, retailers will provide plumbing and electrical services as an add-on option, so it never hurts to ask. But most likely you’ll be sourcing contractors and compiling quotes on your own. If you don’t already have a go to person for the job, ask friends, family, and neighbors for references. Google and Yelp reviews are always there too.
New electric ranges do not usually come with a power cord. You must purchase your own power cord prior to installation.
Once you get time on the calendar with a trustworthy, knowledgeable and fair-priced plumber and electrician, it’s time to schedule the installation of your new range or cooktop. And after that it’s time to metaphorically fire up those resistive coils or electromagnetic fields and make yourself an electrified meal for the ages.
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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.”