After a flood, FEMA provides guidance, but local officials assess the damage

Hamilton County Emergency Management has provided updated guidance to help residents understand Substantial Damage and Substantial Improvement requirements following flood events.

Hamilton County and all municipalities within it participate in the National Flood Insurance Program (NFIP). As part of this requirement, all jurisdictions must follow FEMA’s standards when evaluating Substantial Damage and Substantial Improvement following a flood event.

FEMA’s most current public guidance is summarized in the Substantial Damage Quick Guide. Local ordinances adopted by Noblesville, Fishers, Carmel, Westfield, and other communities in Hamilton County adhere to these federal standards at a minimum. Flood survivors should comply with the local ordinances governing the area where their property is located.

FEMA does not make Substantial Damage determinations. These determinations are made locally by city and county officials. Local staff review repair cost estimates, compare them to the structure’s pre-damage market value, and determine whether the structure meets FEMA’s threshold for Substantial Damage. Initial flood impact assessments conducted by Hamilton County Emergency Management (HCEM) are separate from, and should not be interpreted as, official Substantial Damage determinations made by local permitting authorities.

Under FEMA’s National Flood Insurance Program (NFIP) requirements, a structure is considered Substantially Damaged if the cost to repair it to pre-flood condition equals or exceeds 50 percent of its pre-flood market value. Some communities may adopt stricter standards. For example, Noblesville initiates Substantial Damage review when repair costs reach 40 percent of a structure’s market value. FEMA permits communities to adopt higher standards when managing flood risk. Flood survivors should comply with the local ordinances governing the area where their property is located.

If a structure is determined to be Substantially Damaged, it must be brought into compliance with local floodplain regulations by elevating the structure, implementing approved floodproofing methods, or taking other mitigation steps intended to reduce future flood losses.

Residents with NFIP flood insurance may be eligible for up to $30,000 in Increased Cost of Compliance (ICC) assistance to help cover the cost of elevation or other mitigation measures required by local permitting authorities and the construction codes in effect for their property.

Survivors with questions about local ordinances or rebuilding requirements are encouraged to contact their local planning and code enforcement offices for guidance.

All messaging provided by Hamilton County Emergency Management aligns with FEMA’s Substantial Damage Quick Guide and NFIP guidance. This ensures clear, consistent communication with residents and supports continued community participation in the NFIP program.

About Hamilton County Emergency Operations
Hamilton County Emergency Operations (HCEO) integrates Emergency Management and Public Safety Communications to support countywide readiness and response. Emergency Management coordinates planning, mitigation, and public alerting efforts, including mobile app notifications, text alerts, and community preparedness resources. Public Safety Communications operates the county’s consolidated 9-1-1 center, managing nearly 400,000 annual calls and dispatching law enforcement, fire, and EMS agencies across Hamilton County. Together, HCEO delivers essential emergency coordination and communication services for one of Indiana’s fastest growing counties.