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For every level of laundry needs.
Americans love laundry. Of the common household chores, it is
by far the most popular — and the most energy-intensive. Washing and drying a load of laundry every two days for a year generates roughly the same emissions as driving from Chicago to New York and back again in a gasoline-powered passenger vehicle. Nearly three-quarters of those emissions come from drying alone; meanwhile, according to the Environmental Protection Agency, the average washing machine generates up to 8% of a home’s total energy use. The whole process can cost up to $150 per year in electricity alone, depending on where you live and the frequency of your washes.
With some regulatory prodding, manufacturers have tried to improve water and energy efficiency in new appliances and have rolled out fancy new features like “smart” water-level sensors, vibration reduction technologies, and microfiber-catching filters. But not every house — or budget — has room for the latest and greatest technologies, and systems that would work well in an airy Los Angeles laundry room might make less sense in a drafty apartment in Minnesota.
Heatmap is here to remove some of the guesswork from upgrading one of your home’s most-used appliances. Here is our expert panel’s insight into when and how to purchase a new washer and dryer for your home.
Joanna Mauer is the deputy director of the Appliance Standards Awareness Project, a non-profit advocacy group pushing for stricter energy efficiency legislation. In her role at ASAP, Mauer works with the Department of Energy on its efficiency rules for residential appliances. She has previously worked for the Environmental Protection Agency and the Center for Integrative Environmental Research.
Amber McDaniel is the head of content at Sustainable Jungle, a website and podcast that publishes tips, tricks, and product reviews, including for major household appliances, with a focus on environmentally friendly solutions.
Scott Flint is a licensed California appliance tech with 30 years of experience. He is known as the Fix-It Guy on his YouTube channel, where he promotes the upkeep and repair of home appliances to extend their use. He has also written extensively about washers and dryers for publications such as The Family Handyman, Taste Of Home, and Earth911.
Peruse the latest washers and dryers and you’ll see features like sensors that adjust the water level to match the load of laundry, voice-activated start buttons, WiFi-enabled push notifications for when it’s time to move a load to the dryer, and more. And while there are environmentally friendly upsides to some of these features, “the more simple the machine, the less likely that things will fail,” Flint told me. In his experience repairing hundreds of washers and dryers over the years, “People save money on their initial purchase and the machine is going to last longer if you can minimize the features.”
The Energy Star certification is a great starting point in your shopping journey. But it shouldn’t be the be-all, end-all of your research. Energy Star represents a range of efficiency standards from different brands, with only the top models earning a “ Most Efficient” distinction.
You’ll still want to read reviews to get a better understanding of the reliability of the products you’re looking at, too. Though many new features on the market promise water and energy savings, they’re harder to repair yourself, meaning any potential fixes can get expensive. They can also have shorter lifespans than simpler models.
Eco-friendly washers and dryers are great for a whole laundry list (get it?) of reasons: They lower your household energy bill, they reduce emissions, they reduce wasted water, they’re often easier to install, and they can be gentler on your clothes. But they don’t necessarily save you time. Energy-efficient electric dryers can take up to twice as long to dry your clothes than traditional gas dryers. Still, all of our expert panelists agreed the upsides outweigh the drawbacks.
Yes, this is a buying guide for purchasing a new washer and dryer. But before you spend money on new appliances, you should consider working with what you already have.
If you’re dealing with an old or sub-optimally functional machine and wondering whether now is the time to upgrade, repairing your existing washer or dryer can actually be a smarter and thriftier solution; in fact, Consumer Reportsonly recommends replacing a dryer if it’s over 10 years old, electric, and cost less than $700 when you initially purchased it. Often, whatever’s going on doesn’t even require a professional to fix. “I think only rarely — let’s say about 20% of the time — would most people need to call in a technician,” Flint told me. Most washer and dryer problems are something you can fix using “normal household tools.” (More on that later.)
Keep in mind, even if you have an old washer or dryer that isn’t very energy efficient, “that’s still not even going to come close to touching the amount of energy that was used to produce and ship a new machine,” McDaniel told me. When your washer or dryer “actually fully stops working and it’s not doing what you need it to do — that’s when it’s time to upgrade.”
Typically, 1.5 to 3.4 cubic feet of capacity is suitable for a one- to two-person household, 3.5 to 4.4 cubic feet will do for two to three people, and 4.5 or more cubic feet will serve a household with more than three people. But having a new baby or pets might mean you do more loads of laundry than an average household, in which case sizing up is better.
Flint told me a common mistake he sees people make is overloading their washing machines, which can destroy an appliance’s rear bearing — the part of the machine that helps the drum rotate smoothly — a repair that is often so costly, it can make more sense to junk the whole machine. On the other hand, running small loads in a large-capacity washing machine can mean wasting water cleaning not-as-many clothes. Consider what washing machine would make the most sense for your needs to maximize efficiency.
Energy and water efficiency are two of the most common considerations when buying a washer and dryer, and are the primary focus of this guide. Some consumers may have additional concerns — McDaniel, for example, recommended looking for a Restriction of Hazardous Substances certification, which signals that an appliance complies with limits on heavy metals like lead and cadmium. Ethical considerations — including a manufacturer’s contributions to armed conflicts, labor practices, and sourcing of conflict minerals — are also worth close inspection. Ethical Consumer offers an excellent guide for finding a brand that best aligns with your values.
“The first thing that we always recommend is: If you need something new, try to go refurbished,” McDaniel told me. Still, there’s a right way and a wrong way to make a major second-hand purchase. McDaniel suggested going through a reputable source that offers a warranty, such as Best Buy (when searching online, make sure to filters for “Energy Star” and “open box” and check the product’s condition).
If you prefer the security of a new product, then it’s time to familiarize yourself with the Energy Star website. You can sort by Energy Star Most Efficient, which are the best of the best, as well as by price, brand, volume, front-load vs. top-load, vented, ventless, heat pump, gas, electric, and more. Energy Star also makes it easy to compare the specs of different products (just tick the “compare” box next to the machines you’re looking at, then scroll to the top to hit the orange “compare” button when you’re ready).
Dryers are the biggest energy suck in most homes, using two to four times as much energy as new washers and nearly twice as much as new refrigerators. McDaniel told me they are also responsible for the greatest wear and tear on clothes. Dryers are an especially American phenomenon; while more than 80% of households in the U.S. own a dryer, just 30% of European households do. That is to say, you probably don’t actually need one, and if you need to save money or space in your laundry routine, this would be the best place to look to make a cut.
“Not relying on a dryer is huge. I only use mine in the wintertime, and in the summer, I line dry my clothes — and the only reason I don’t do that in the winter is I literally don’t have the space inside,” McDaniel said.
Traditional vented dryers — the energy guzzlers of the American home — aren’t the only option anymore, though. The next best thing to a clothesline is a heat pump dryer, which Mauer told me is the “most efficient clothes dryer on the market today,” often far exceeding the Energy Star requirements. Heat pump dryers have a lower maximum temperature, though, so you don’t get that hot-out-of-the-dryer feel when the load is finished. It can also take an hour or more to dry a load of laundry fully. The bright side: Because the heat is lower, heat pump dryers are much gentler on your clothes.
“A big red flag for us is brands that don’t warranty their products in any capacity,” McDaniel told me. Buying a washer or dryer that is durable is important — Flint told me you should expect to get at least a decade of use out of a washer and dryer with proper maintenance and minor repairs — and a warranty is evidence that a company is building a product that they trust to last.
The Electrolux ELFW7637AT has one of the highest energy- and water-efficiency ratings of any washing machine on the market in 2024, with an IMEF of 3.2 and an integrated water factor of 2.6 — both of which are exceptional even by Energy Star’s standards. It also works. Reviewers have lauded its SmartBoost stain removal technology, its internal water heater, and its straightforward controls, although its 85-minute cycle time is a little longer than many other washers on the market.
Both Flint and McDaniel spoke highly of the German brand Miele, which makes this compact washing machine. Though its capacity is about half that of the Electrolux and it didn’t earn Energy Star’s highest level of certification (it has an IMEF of 2.9 and a IWF of 3.2), it is one of the more reliable and best-reviewed washers on the market.
Admittedly, you have to pay for that kind of dependability — Miele is a high-end brand with a sticker price that reflects it. The WXI860 gets high marks for its cleaning ability, including fill-and-forget auto-dispensing features, and boasts 72% lower energy consumption than conventional washers. Additionally, Miele has “a honeycomb-drum technology, so that when it puts the clothes in the spin cycle, it creates a thin film of water between the drum wall and the laundry,” McDaniel told me, which helps prevent clothing fibers from getting caught. “Little features like that that help keep our clothes in circulation for longer are also more sustainable.”
Mauer swears by heat pump dryers, and there are a number of good choices on the market right now. Beko is a favorite of the Sustainable Jungle team, in part because it has a filtration system to stop microplastics from synthetic fabrics from entering the waterways, as well as the company’s ambitious commitments to low-waste and recycled materials. This ventless Beko heat pump dryer is tiny but mighty, making it a great fit for small spaces (it can even fit under the kitchen counter), and it boasts a 2023 “Most Efficient” rating from Energy Star.
Being a heat pump dryer, though, it can take a while to dry clothes — one tester found it took 227 minutes to dry a large, bulky load to 100% — but plan ahead and Beko can give you major savings in the long run. Or, if the Beko isn’t quite what you’re looking for, check out Miele, which makes its own well-reviewed heat pump dryer (although it is small and pricy).
If a heat-pump dryer isn’t right for your lifestyle, the Electrolux ELFE7637AT is one of the more impressive electric dryers on the market right now, earning the Energy Star seal of approval. While it still isn’t super fast (fast takes a lot of heat, which takes a lot of energy, which makes a machine less efficient), reviewers say it can get a large load to 100% dry in 60 minutes if need be. It’s also the best-rated electric dryer on Consumer Reports’ list that isn’t one of the Samsung, LG, or GE models that Flint frequently gets called out to fix.
This combo washer-dryer uses heat pump technology in its dryer, making it one of the more energy-efficient single-unit models on the market. Unlike some of the other options on this list, however, its larger 4.8 cubic foot drum size is big enough for a two- or three-person household. While combo washer/dryers still have some downsides over their two-piece counterparts, including decreased efficiency in cleaning and especially drying, this is one of the better-reviewed units on the market.
Flint told me that you can often find older Kenmore Whirlpool series 80 machines on Craigslist that are “ really good, and tend to sell for about $250 when refurbished, and often come with a one-year warranty.” The only detriment, he said, is that they’re top-loaders — which waste a lot of water — but “if somebody just really needs a tough machine that is going to last, that was a really good design.”
Congratulations! You’re now the proud owner of a new washer and dryer. What happens now?
New washers and dryers are unfortunately not designed with longevity in mind — but that doesn’t mean you need to replace them if something goes wrong after four or five years.
“I can go up to a washing machine that is sitting in the dump, and I can open up the door, and I can spin the spin basket, and I can tell that it’s a perfectly good machine,” Flint told me.
Flint estimates that only about 20% of the time do people actually need to call in a technician to repair their appliances, pointing to fixes like replacing a blown fuse, unsticking a front-load washer that won’t spin, and swapping out a moldy washer door gasket as deceptively simple tasks. Get acquainted with DIY YouTube channels like Flint’s or repair blogs that explain solutions to common problems.
Still, sometimes you need to call in the big guns. In that case, Flint recommends doing your due diligence on a review service like Yelp beforehand.
Once you find someone you like, reach out with the model number of your machine and the symptom you’re experiencing and the technician “should be able to provide you a quote without coming out if they know what they’re doing,” Flint said. If someone does have to come out to figure out what’s going on, then that visit should be free. “Don’t go with someone who’s going to charge you to come out and diagnose the problem and then charge you to fix it.” Repairs to a front-loading washer will probably run around $170, according to Consumer Reports.
You can extend the life of your washer or dryer by following a few more rules of thumb.
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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.”