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:
Everything you need to know — including one big (potential) drawback.
The humble water heater, like your fridge or septic tank, is the type of home technology that you only notice if and when it breaks. For most homeowners, that’s every 13 years. But if you’re on a mission to decarbonize your life, you might want to rethink your current set-up, and perhaps consider a makeover. Per the Department of Energy, water heating accounts for roughly 18% of the average household’s energy use, making it the second largest energy expense in any home.
Back in April, the DOE released new residential water heater standards that it says will save American households approximately $7.6 billion per year on their energy bills “while significantly cutting energy waste and harmful carbon pollution.” The standards will also, in effect, phase out electric resistance water heaters, which currently account for half the U.S. market, in favor of more energy-efficient heat pump water heaters by 2029. If any of that confuses you, read on. We’re breaking down everything you need to know about this oft-forgotten, basement-dwelling home technology, from the taxonomy of water heater types to tax credit and rebate tips to product recommendations.
Andy Meyer is a senior program manager at Efficiency Maine, an independent agency that implements energy efficiency programs in the state. His team is responsible for providing resources on heat pump water heaters to Maine residents, who buy one out of every 10 purchased in the U.S.
Ben Foster is vice president of operations at Barnett Plumbing & Water Heaters, a leading heat pump water heater contractor in California. He’s also developed loaner water heater programs supported by TECH Clean California, and notes that most contractors don’t have access to loaner programs:
Joseph Wachunas is a senior project manager at the New Buildings Institute, a nonprofit working to reduce emissions and deliver climate solutions through the built environment. At NBI, he heads up the Advanced Water Heating Initiative, which aims to decarbonize water heating through heat pump water heaters.
“Heat pump water heaters are simple to install — any plumber or handy person can do it — but plumbers may not be familiar with them. So if you talk with a plumber who has concerns, consider calling another plumber,” Meyer told me. “Again, Mainers have installed over 70,000 in the last 12 years. They are no longer new.”
A heat pump water heater is made up of a compressor, storage tank, condenser, evaporator coil, fan, backup heating elements, and refrigerant. The compressor, located in the upper compartment of the water heater, uses refrigerant to heat the water in the storage tank (via the condenser, which acts as a heat exchanger). The evaporator coil and fan work to change refrigerant from liquid back to gas after the water has been heated. The backup electric heating elements kick in only in periods of high demand to ensure consistent hot water supply.
A common misconception about heat pumps in general is that they don’t work in colder climates. This is not at all the case — half of electric water heaters in Maine, for instance, are now heat pumps. As long as they are installed indoors and in an area where pipes won’t freeze (typically, a basement), heat pump water heaters work throughout the year in all climates, according to Meyer and Wachunas. The rule of thumb, per the DOE, is to install your heat pump water heater in locations that remain in the 40 degree to 90 degree Fahrenheit range year-round.
Per the DOE, replacing your standard electric water heater with a heat pump water heater can save you up to 10% on your electricity bill, reducing your water heating energy consumption and costs by up to 70%.
The number one mistake homeowners make when it comes to their water heaters is waiting until they’re broken to replace them. This severely limits your options for new water heaters — as Foster notes, no one “wants to go days without hot water, let alone weeks,” and it can take weeks or even months to fit your home for a heat pump water heater. (We’ll get into why a bit later.)
“A lot of contractors, if you want a heat pump and you have a leaking water heater that needs to be replaced today, they're just going to convince you to go with gas,” Foster said.
Some contractors have loaner water heater programs, so you can temporarily use a gas heater in an emergency situation, but these programs are few and far between. If you’ve had your water heater for 10 years or more — even if it’s working just fine — it might be time to think about replacing it. If you do, you’ll need to consider a few things about your home and lifestyle, especially if you’re considering a heat pump water heater:
Heat pump water heaters require a significant amount of space. Per Pacific Northwest National Laboratory, heat pump water heaters can require more than 6 feet of height clearance to account for their air filters, as well as a 3-foot diameter space to provide clearance for the drain pan and other connections. Additionally, the heat pump water heater should be positioned so the exhaust outlet is at least 8 inches away from a wall, door, or ceiling.
Also, since heat pump water heaters work by drawing heat from the surrounding air, they require 700 cubic feet of unenclosed space surrounding the water heater location. While it is possible to install a heat pump water heater in a location with insufficient air volume (for instance, by installing the water heater with a door equipped with top and bottom grills), this would require extra work from your contractor. Taking all these measurements into account, this basically means that a heat pump water heater requires a 10-foot by 9-foot room with an 8-foot-tall ceiling.
Heat pump water heaters also require monthly and yearly service, Meyer told me. You should change the water filter every two to six months, and clear the condensate lines to ensure your unit doesn’t get clogged with mold or bacteria. Additionally, if your unit is a hybrid, you’ll have to keep an eye on its anode rod, which can become corroded over time and lead to heating issues. You’ll have to flush your heat pump water heater annually to avoid corrosion.
If you’re going to DIY it, understanding your household’s water needs is key to sizing and installing a new heat pump water heater. First, determine your house’s peak hour demand (the maximum amount of water your house uses in one hour per day) using this worksheet from the DOE. You can then use that number (measured in gallons) to determine what size heat water heater to buy — look at the heater’s first hour rating, a.k.a. the amount of hot water the heater can supply per hour, starting with a tank full of hot water. You’ll want your heater’s first hour rating to be equal to (or ideally, higher than) your peak hour demand.
Though you should use the worksheet to determine your unique peak hour demand, a general rule is that households of one to two people should use a 50-gallon water heater, while households of three or more people should use a 65- to 80-gallon tank. The average family uses 50 gallons of hot water per day, Wachunas explained. “So even if you have lots of showers in the morning, your heat pump in two to four hours will heat that water back up and you have plenty of extra supply.”
If you’re between two sizes of heat pump water heaters, always upsize, Foster said. This ensures that the heat pump is the primary source of heat, as opposed to the much less efficient backup electric mechanisms. In other words, it’s far more efficient (and less expensive!) for a larger heat pump water heater to heat a few extra gallons of water using the heat pump than it is for a smaller heat pump water heater to have to use its electric elements to keep up with excess demand.
Since many heat pump water heaters have certain voltage requirements, you may have to upgrade your electrical panel for 240-volt hardwired service. The cost and time involved in having your service upgraded can vary and depends on whether the power lines coming into your house are above ground. If they’re underground, Foster explained, a contractor will have to excavate and run new cables, which can take over a year. The best way to determine if you’ll need to upgrade your service is to have a trusted contractor do an assessment on your home. (This is also why it’s essential to plan in advance.)
Basements are always the best places for heat pump water heaters, regardless of climate. Other common locations for installation include garages, interior rooms, and rooms outside the thermal envelope, like attached sheds and utility rooms. The garage does not have to be insulated if outdoor temperatures are usually above 50°F, but if temperatures dip below freezing and the garage is uninsulated, it’d be best to consider another location. Interior rooms, like laundry or IT rooms, are a great choice because a heat pump water heater can utilize any waste heat generated by the equipment in the room. Finally, rooms outside the thermal envelope, like attached sheds, can be even more efficient than interior spaces in hot or warm climates because of the excess hot air.
Feeling ready to go shopping? Here’s everything you need to know about the buying and installation process.
This plug-in model caused quite a stir when it came out two years ago, and for good reason. Its low voltage allows it to be plugged into a standard outlet, making it a great fit for smaller homes with fewer residents, or anyone in need of a quick fix. (This is also a relatively foolproof choice for DIYers because of the quick and easy installation process.) For those wanting a model with a bit more flexibility but still an easy install, there’s the A.O. Smith Signature 900Plug-in Hybrid, which is more expensive but has the added benefit of back-up electric resistance elements that help with higher hot water demand. Alternatively, you can go for the 120-Volt Rheem ProTerra Plug-in Water Heater with HydroBoost, which utilizes a mixing valve for maximum hot water output.
If app functionality is especially important to you, Rheem’s ProTerra line might be particularly appealing. The EcoNet app allows users to monitor the hot water heater from their phone, with status updates on potential leaks as well as compressor health, hot water availability and the unit’s set water temperature.
Another solid choice for larger families, for roughly the same price, is A.O. Smith’s Signature 900 80-Gal.For further durability, consider Bradford White’s Aerotherm Series water heaters, which can only be purchased through a qualified contractor, but are frequently praised for their resilience and anti-microbial technology.
Split-system heat pump water heaters are the answer for truly huge houses, where the heat pump itself is outside while the storage tank remains inside. “You can chain together as many heat pump units as you want with as many storage tanks as you want,” Foster said. “So you can create as big a system as you want.” While split-system heat pump water heaters are much less widely-available in the U.S. than they are in Asia and Europe, you can purchase this one online. SANCO is also shipping a new fifth generation unit soon, Quit Carbon advises, which may prove more cost-effective and will qualify for more rebates in California.
The quietest HPWH on the market, at 45 decibels, is made by A.O. Smith, according to Foster. It’s available in 50, 65, and 80 gallon sizes, so it can accommodate a variety of household types. Another quiet option is LG’s Inverter Heat Pump Water Heater, though LG is much newer to the heat pump water heater game than Rheem and A.O. Smith, so it may be more difficult to find qualified contractors.
Three more expert contractors I spoke with — Nate Adams, a longtime HVAC insulation and sealing contractor in West Virginia who specializes in electrification retrofits for homeowners; John Semmelhack, an HVAC consultant and the owner of Think Little, a building science consulting firm specializing in mechanical system design for passive house and net-zero energy homes; and Tim Portman, the owner of Portman Mechanical, specializing in electrification, heating and cooling, and home performance — had concerns about heat pump water heater installations.
Adams said heaters he’s installed have had a 50% failure rate, while Portman and Semmelhack cite a 60% failure rate. These issues have seemingly cropped up after 2018 and are almost entirely occurring with A.O. Smith and Rheem’s fifth generation of water heater models; older generations performed and continue to perform much better. “All my installs from 2014-2018 are still running to my knowledge,” says Adams. “Which is a big part of my frustration— we had this figured out already.”
The specific causes of these failures vary, spanning from tanks bursting to heat pumps losing charge, according to Adams. Semmelhack and Portman, meanwhile, pointed mainly to refrigerant leaks and compressor issues. (A.O. Smith and Rheem did not respond to requests for comment.) “All of the failures are happening inside the first year of operation,” noted Semmelhack. “So it's happening pretty quick, which makes us think that it's a factory problem and not an environmental problem inside the household.”
Semmelhack and Portman are hopeful about Cala’s new heat pump water heaters, which use an AI-powered control system to forecast hot water demand and heat the water in the tank accordingly with a heat pump. They’re aiming to start shipping those units in 2025, and you can preorder and learn more here.
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.”