Jonah Patel
Floods are a natural disaster that can occur almost anywhere and can be caused by heavy rains, poor drainage, or nearby construction projects. Flood maps are used to assess the risk of flooding in a given area, and FEMA, or the Federal Emergency Management Agency, maintains and updates data through these maps and risk assessments. FEMA has placed parts of Lee County, Florida on probation from the National Flood Insurance Program (NFIP), which has impacted the flood insurance discounts of hundreds of thousands of residents. This decision was made due to a large amount of unpermitted work, lack of documentation, and failure to monitor activity in special flood hazard areas.
| Characteristics | Values |
|---|---|
| FEMA flood insurance discount | Up to 25% discount on premiums with the National Flood Insurance Program |
| Places in Lee County that get to keep the discount | Unincorporated Lee County, Cape Coral, Bonita Springs, and Estero |
| Places in Lee County that lost the discount | Fort Myers Beach |
| Reason for discount discontinuation | Large amount of unpermitted work, lack of documentation, failure to monitor activity in special flood hazard areas |
| FEMA's role in flood mapping | Maintains and updates data through flood maps and risk assessments |
| Flood map usage | Helps determine the relationship between a property and areas with the highest risk of flooding |
| Flood map availability | FEMA Flood Map Service Center (MSC) |
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What You'll Learn
- Lee County loses FEMA flood insurance discount
- Fort Myers Beach on probation from the National Flood Insurance Program
- Unpermitted work, lack of documentation, and failure to monitor activity in special flood hazard areas
- Lee County leaders call FEMA's decision 'devastating'
- Flood maps and risk assessments by FEMA
Lee County loses FEMA flood insurance discount
Lee County in Florida has lost its FEMA flood insurance discount, impacting almost 700,000 residents. The Federal Emergency Management Agency (FEMA) placed the Town of Fort Myers Beach on probation from the National Flood Insurance Program (NFIP) on November 18, 2024. This means that residents will no longer be able to save up to 25% on their premiums.
Lee County leaders have expressed their disappointment with FEMA's decision, with Cape Coral Mayor calling it a "significant blow". The county had received notice of the discount revocation at the end of March, citing unpermitted work, lack of documentation, and failure to monitor activity in special flood hazard areas following Hurricane Ian as reasons for the discontinuation.
In response, all the affected local governments appealed and worked with FEMA to provide the required information and documentation. By mid-July, FEMA had reinstated the discount to all communities except Fort Myers Beach. The Town Manager of Fort Myers Beach, Andrew Hyatt, expressed disappointment with FEMA's decision, stating that extensive discussions had identified gaps in disaster recovery policies and procedures that were not designed for an event like Hurricane Ian.
FEMA's flood insurance discount is determined by a community's participation in the National Flood Insurance Program and its Community Rating System (CRS) classification. Flood maps are used to assess the risk of flooding in an area, with any place with a 1% chance or higher of annual flooding considered high risk. These maps help communities develop strategies to reduce their risk and are updated through collaboration between the community and FEMA.
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Fort Myers Beach on probation from the National Flood Insurance Program
Fort Myers Beach in Lee County, Florida, will be removed from probation from the National Flood Insurance Program (NFIP) on November 18, 2025. The Federal Emergency Management Agency (FEMA) placed the town on probation in November 2024 for violations tied to post-Hurricane Ian rebuilding. FEMA found major issues with floodplain management, including unpermitted work, missing documentation, and inadequate enforcement of rebuilding regulations in special flood hazard areas.
As a result of the probation, a $50 surcharge was applied to all NFIP flood insurance policies within the town, and the town's Community Rating System (CRS) classification was downgraded from Class 5 to Class 10, leading to significantly higher insurance premiums for property owners. The town also lost its 25% flood insurance discount.
To exit probation, FEMA outlined five corrective actions that the town needed to complete. These included developing and submitting a plan to address program deficiencies and violations, reassessing floodplain development, improving code enforcement, and addressing noncompliant structures. Town officials credited a collaborative effort, including local staff, residents, and support from federal and state lawmakers, in completing the required actions.
On April 28, 2025, FEMA announced that the Town of Fort Myers Beach had met the requirements to be removed from probation. The $50 surcharge on flood insurance policies will be lifted, but the town will not immediately regain its 25% flood insurance discount. The next step for the town is to schedule a community assistance visit with FEMA by August 31 to ensure that noncompliant structures are brought into compliance.
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Unpermitted work, lack of documentation, and failure to monitor activity in special flood hazard areas
One of the main issues highlighted by FEMA is the prevalence of unpermitted work in Lee County. Following Hurricane Ian, many homeowners in flood zones rushed to repair and rebuild their homes without obtaining the necessary permits. While this may have been done with good intentions, it circumvented the established permitting process, which is designed to ensure that structures are rebuilt to withstand future storms and comply with floodplain management regulations.
The lack of permits and proper documentation made it challenging for FEMA to assess the extent of damage and the effectiveness of recovery efforts in Lee County. FEMA relies on accurate data and documentation to evaluate the impact of flooding and to ensure that communities are adhering to floodplain management regulations. Without proper documentation, FEMA is unable to verify that repairs and construction work meet the required standards, potentially compromising the safety and resilience of structures in future flood events.
Moreover, the failure to monitor activity in special flood hazard areas exacerbates the situation. Lee County was responsible for enforcing floodplain management ordinances and ensuring that any construction or development in these high-risk areas complied with local regulations. However, FEMA site visits revealed a lack of enforcement, indicating that the county fell short in its duty to mitigate flood risks and protect residents from future flooding.
The consequences of these issues are significant. FEMA announced the removal of flood insurance discounts for residents in Lee County, resulting in higher insurance premiums. This decision was made to incentivize better compliance with floodplain management regulations and to reduce the potential impacts of flooding on the community. While this may seem punitive to residents, FEMA had previously warned county officials about the possibility of losing these discounts if improvements were not made.
To address these issues, Lee County must prioritize obtaining permits for all repairs, construction, and development in flood-affected areas. It is essential to ensure that all work complies with local floodplain management regulations and that documentation is provided to FEMA to demonstrate compliance. Additionally, the county should implement processes to ensure substantial damage compliance and remove non-compliant structures from special flood hazard areas. By taking proactive measures, Lee County can work towards regaining compliance with FEMA's standards and mitigating the impacts of flooding on its residents.
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Lee County leaders call FEMA's decision 'devastating'
Lee County officials have expressed their dismay over the Federal Emergency Management Agency's (FEMA) decision to remove flood insurance discounts for residents in unincorporated areas and four cities within the county. The decision is expected to impact nearly 700,000 residents in the City of Bonita Springs, City of Cape Coral, Village of Estero, Town of Fort Myers Beach, and unincorporated Lee County.
Local leaders, including the Lee County Board of County Commission Chairman Mike Greenwell, have characterized the decision as "devastating" and "punitive." They argue that the federal government's unilateral action comes at a time when the community is still reeling from the impacts of Hurricane Ian, a Category 5 storm that caused widespread devastation. Mayor Rick Steinmeyer of Bonita Springs emphasized the successful compliance with the FEMA Community Rating System (CRS) Program over the years, stating that the removal of discounts would be detrimental to residents already struggling with the aftermath of hurricanes.
Cape Coral Mayor John Gunter joined the chorus of concerns, criticizing the lack of prior discussions and expressing worry about the financial strain on residents who are already facing challenges due to hurricane recovery. The county's response to FEMA's concerns has been highlighted, with Commissioner Brian Hamman asserting that they replied to every letter sent by the agency. The Lee County Attorney's Office is now exploring legal options to address the issue.
The decision by FEMA to eliminate the flood insurance discount was based on allegations of unpermitted work, lack of documentation, and inadequate monitoring of activity in special flood hazard areas, including substantial damage compliance. However, local leaders refute these claims, stating that they have documentation addressing FEMA's concerns. They argue that FEMA's decision was made without sufficient evidence and are calling for immediate suspension until meaningful discussions can take place. The collaboration between county administration, city councils, and local leaders aims to address FEMA's concerns and find a resolution that supports the community's recovery and ensures access to crucial flood insurance protections.
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Flood maps and risk assessments by FEMA
Flood maps are a tool that communities use to determine which areas have the highest risk of flooding. FEMA maintains and updates data through flood maps and risk assessments. These maps show how likely it is for an area to flood. Any place with a 1% chance or higher chance of experiencing a flood each year is considered to have a high risk of flooding. These areas have at least a one-in-four chance of flooding during a 30-year mortgage. Floods don't follow city limits or property lines.
FEMA's flood maps help mortgage lenders determine insurance requirements and help communities develop strategies for reducing their flood risk. The mapping process helps communities understand their flood risk and make more informed decisions about how to reduce or manage that risk. Updates to flood maps are a collaboration between communities and FEMA. Every community that participates in the National Flood Insurance Program has a floodplain administrator who works with FEMA during the mapping process. FEMA provides the technology and relies on local knowledge from community leaders, as well as input from community members, to make the maps as accurate as possible.
FEMA and the floodplain administrator work with local engineers and surveyors to collect the data to inform the maps. FEMA also provides a monthly summary to Congress, detailing flood risk mapping activities. To help understand the realities of levee risk, FEMA provides community outreach tools and construction guidelines. To help coastal communities understand and reduce their flood risk, FEMA has initiated coastal flood risk studies for 100% of the populated coastline.
FEMA's Risk Mapping, Assessment and Planning (Risk MAP) supports community resilience by providing data, building partnerships, and supporting long-term hazard mitigation planning. Flood Risk Products work alongside regulatory products to provide flood risk information and support a community’s overall floodplain management and hazard mitigation strategies. The Flood Risk Products and datasets present information that can enhance hazard mitigation planning activities, especially the risk and vulnerability assessment portion of a hazard mitigation plan, and the development of risk-based mitigation strategies.
FEMA's National Flood Hazard Layer (NFHL) is a geospatial database that contains current effective flood hazard data. The NFHL can be used to understand your level of flood risk and type of flooding. It is made from effective flood maps and Letters of Map Change (LOMC) delivered to communities. NFHL digital data covers over 90% of the US population. New and revised data is being added continuously.
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Frequently asked questions
FEMA insurance covers flood damage in Lee County, Florida.
The National Flood Insurance Program (NFIP) offers flood insurance discounts of up to 25% on premiums.
Unincorporated Lee County, Cape Coral, Bonita Springs, and Estero residents are eligible for the NFIP discount.
FEMA placed Fort Myers Beach on probation due to a lack of documentation and failure to monitor activity in special flood hazard areas.
Flood maps are a tool used to understand flood risk. The FEMA Flood Map Service Center (MSC) provides flood hazard mapping products, including community flood maps.
