Who Approves Waterfront Remodels in Sarasota? FEMA vs City and County Rules
Bev Murray
Real Estate
If you read my last post on why FEMA matters when remodeling a waterfront home instead of building new, this is the next piece of the puzzle. In Sarasota, “FEMA compliant” is only the starting point—because your project is ultimately reviewed under City of Sarasota or Sarasota County floodplain rules. Here’s who actually controls the decisions, and what that means for your waterfront remodel.
When buyers hear “FEMA compliant” in a Sarasota flood zone, they often assume that means a remodel is good to go. In Sarasota, that’s not always the case. FEMA sets the baseline for floodplain regulations, but the City of Sarasota and Sarasota County layer their own rules on top — and those local rules are what decide what you can actually build.
I often tell clients, “FEMA sets the floor, but Sarasota decides how high you have to climb.” If you’re thinking about remodeling a waterfront home instead of building new, that difference matters. This is a practical guide, not breaking news — it’s about how these rules actually play out when you’re trying to create your dream house on the water.
You need to know who controls waterfront remodel approvals in Sarasota
Two homes in the same FEMA flood zone can face different rules if one is in the City of Sarasota and the other is in Sarasota County. Elevation requirements, what you can enclose below base flood elevation, and how strictly the FEMA 50% rule is enforced can all vary.
That’s why I never rely on “my friend did this down the street” as a guide. Before we talk design, I want to know:
• Is this property in the City of Sarasota or Sarasota County
• How is that office currently handling substantial improvement and floodplain permit reviews
Those answers set the frame for everything that comes next.
How Sarasota tracks cumulative remodel costs for the FEMA 50% rule
FEMA talks about “substantial improvement” as a percentage of the structure’s value. Sarasota can go a step further and look at cumulative permitted work over a period of years.
If a home has already had permitted upgrades — like a previous addition, major window replacement, or structural work — that earlier work may be counted when you apply for the next remodel. A series of small projects can add up to one big project in the eyes of the floodplain office.
I’m very direct about this with buyers: “Phasing is a tool, not a loophole. You need to know how your jurisdiction counts the work before you rely on that strategy.”
A simple example: if the last owner already used 30% of the allowable improvement value on a big renovation, you may only have 20% “room” left before your project is treated as substantial improvement. That’s a very different conversation than starting from zero.
Why Sarasota often asks for more documentation than FEMA alone
On paper, a plan to “stay under 50% and refresh an older waterfront home” sounds simple. In reality, the city or county may ask for:
• A current elevation certificate
• A recent boundary and topographic survey
• Detailed cost estimates for the work
• Substantial improvement worksheets
None of that is unusual here. It just means your architect and builder need to be comfortable producing that level of detail so your plans don’t stall at the review desk during the floodplain permit review. The more complete and realistic your documentation is, the smoother the review usually goes.
How Sarasota reviews ground-level space below base flood elevation
FEMA allows non-habitable space below base flood elevation; Sarasota looks closely at how that space is enclosed, vented, and finished.
If you’re picturing extra bedrooms, a media room, or fully finished living space below the main elevated level, that’s usually a red flag. Storage, parking, hobby space, and outdoor living can still work very well in that zone, but they need to be designed to tolerate water and recover.
When I walk buyers through elevated homes, I try to reset expectations: “Think of the lower level as the support zone, not your primary living zone.” That mindset shift keeps you on the right side of both FEMA and local rules.
How height limits and zoning shape your view and design options
FEMA may push you to build higher; zoning and neighborhood rules set the ceiling on how far you can go.
You may not be able to build as tall or as glass-heavy as some of the inspiration homes you’ve seen in other markets, even if FEMA would allow more from a floodplain standpoint. Local height limits, setback rules, and neighborhood guidelines all shape how far you can “reach” for views.
The goal is to design something that works for both floodplain rules and the zoning envelope. A well-designed remodel takes both into account from the start, so you’re not chasing a view you can’t legally build to.
Why older homes are not a reliable blueprint for what’s allowed now
I hear this a lot: “The house next door did it years ago, so I should be able to as well.”
Maybe they did — under older standards. After major storms and flood map updates, Sarasota has tightened and standardized how it enforces floodplain rules. What slipped through in 2000 or 2005 may not pass today.
My job is to keep you focused on current expectations, not stories from decades ago. When we evaluate a property, we’re looking at today’s rules and today’s enforcement, not what someone “got away with” in the past.
How floodplain managers can help if you talk to them early
Floodplain managers in Sarasota are not just there to say yes or no. They interpret how FEMA guidance and local ordinances work together on real properties.
Some of the smoothest waterfront remodel projects I’ve seen started with a simple pre-application conversation: your architect, your builder, and the reviewer on the same page about how you plan to handle elevation, enclosures, and the FEMA 50% rule before full plans are submitted.
My approach is simple: “Let’s ask the question now instead of arguing about the answer later.” A short conversation up front can save weeks of revisions and frustration.
Why you need a team that actually works in Sarasota flood zones
Not every builder or designer who “does coastal work” is familiar with Sarasota’s version of floodplain enforcement. For waterfront remodels, I look for partners who:
• Have pulled permits in Sarasota flood zones recently
• Understand how Sarasota handles substantial improvement
• Have FEMA-aware or elevated projects in their portfolio
That local experience reduces surprises and helps avoid expensive redesigns mid-stream.
The questions to ask before you write an offer on a waterfront home you plan to remodel in Sarasota
If you’re considering buying an older waterfront home as an alternative to a vacant lot, I encourage a few questions before you commit:
• How has this jurisdiction handled similar waterfront remodels recently
• Do you see obvious conflicts between my wish list and current local flood rules
• Are we likely to be treated as substantial improvement if we do what I’m imagining
You don’t need a full set of plans at that point, but you do need honest feedback from the professionals who will be standing in front of the floodplain reviewer with you.
How stricter Sarasota flood rules can actually help you choose the right home
Once you understand how Sarasota layers its own floodplain rules on top of FEMA requirements, some homes clearly move into the “too low, too constrained, too expensive to fix” column.
That clarity is useful. It helps us stop chasing properties that will fight your vision at every step and focus on homes where elevation, structure, and lot conditions give you a realistic path forward.
In other words, local rules become a filter, not just a hurdle — and used that way, they can actually bring you closer to the right house, not further away from it.
Frequently Asked Questions About Sarasota Flood Rules and FEMA
Do I only need to worry about FEMA rules when remodeling a waterfront home in Sarasota?
No. FEMA sets the baseline, but the City of Sarasota and Sarasota County both have their own floodplain ordinances. Those local rules are what your plans are actually reviewed against, so “FEMA compliant” on paper doesn’t automatically mean “permit ready” here.
How can I tell if my property falls under the City of Sarasota or Sarasota County rules?
Start with the property address and tax record — your agent, title company, or the county property appraiser’s site can confirm the jurisdiction. This is one of the first things I look at for waterfront buyers, because the rules and enforcement style can be different on opposite sides of a jurisdiction line.
What does “stricter than FEMA” really mean in practice?
It can show up as higher required elevations, tighter limits on what you can enclose below base flood elevation, or more detailed documentation for substantial improvement. In short, the city or county can ask you to go beyond FEMA’s minimums to get a permit approved.
Can Sarasota track my remodel costs over time, not just one project?
In some cases, yes. Local floodplain managers may look at cumulative permitted work over a set period, not just a single remodel. That’s why phasing projects needs to be coordinated with your builder and confirmed with the building department up front, not treated as a workaround.
Why is everyone so strict about ground level space under elevated homes?
Because anything below base flood elevation is in the most vulnerable zone. Sarasota reviews that level very closely to keep it non-habitable: think parking, storage, hobby space, and outdoor living rather than bedrooms and media rooms. The goal is to design those areas so they can safely get wet and recover.
What should I ask before I write an offer on a home I plan to remodel?
You should know which flood zone the property is in, what the current base flood elevation is, whether recent elevation certificates and surveys exist, and how aggressively the local jurisdiction enforces substantial improvement. A short conversation with the right professionals before you offer can save months of stress later.
About Bev Murray — Sarasota Waterfront and FEMA-Savvy Remodel Advisor
I’m a Broker-Associate with Berkshire Hathaway HomeServices Florida Realty and have specialized in Sarasota’s waterfront and coastal neighborhoods since 1999. I’ve been involved in more than $400 million in real estate sold and built, guiding clients through everything from vacant lots and tear-downs to FEMA-sensitive remodels in flood zones.
As a Certified Luxury Home Marketing Specialist® (CLHMS) and Real Estate Negotiation Expert (RENE), I spend much of my time helping buyers understand how local Sarasota flood rules layer on top of FEMA requirements — so the dream waterfront home they create also makes sense on paper, at the permit counter, and in the long-term value of the property.
