The Substantial Improvement Damage Application Checklist – FEMA Packet is the City of Cape Coral Development Services Department's Floodplain Management checklist for work on existing buildings in flood hazard areas. It is completed as part of the building permit application, so it travels with a Cape Coral permit application instead of being filed alone, and it supports the city's check against the Federal Emergency Management Agency (FEMA) 50% rule. On this page you can fill out the form online on FillingPDF and download or print the completed PDF; the original is published by the city on its Permit Document Center.
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What is Substantial Improvement Damage Application Checklist – FEMA Packet – Cape Coral, FL?
The Substantial Improvement Damage Application Checklist – FEMA Packet is the City of Cape Coral Development Services Department's Floodplain Management checklist, completed as part of the building permit application, documenting whether repairs or improvements to an existing building reach the FEMA 50% rule.
The nine-page packet (printed as "SI/SD Application", updated 07.01.25) holds four things you complete or receive: the checklist page, a Substantial Improvement or Repair of Substantial Damage Affidavit (page 4), a Cost Itemization Worksheet for Substantial Improvement/Damage (pages 5–6) and photograph pages (pages 8–9). Page 7, the Substantial Improvement/Damage Worksheet for Floodplain Review, is marked for official use only and is completed by the city.
The city participates in the National Flood Insurance Program (NFIP). Under the 50% rule, staff compare the cost of the proposed improvements or repairs with the depreciated market value of the building, land excluded. If the ratio equals or exceeds 50 percent, the building must be brought into compliance with the floodplain management regulations for new buildings, which mainly means elevating the lowest floor to or above the minimum required elevation. A building can be substantially damaged by any cause, including fire, flood, high wind, land movement or neglect.
The packet is not the building permit application itself. It is the floodplain-review piece that goes with it.
Who needs to file Substantial Improvement Damage Application Checklist – FEMA Packet – Cape Coral, FL?
The packet is addressed to property owners, contractors and design professionals who plan work on an existing building in a flood hazard area in the City of Cape Coral. The city's notice explains that structures in the high-risk zones shown on its Flood Insurance Rate Maps as zone "AE" and "VE" that do not meet current construction requirements are non-conforming and are subject to the FEMA 50% rule.
- Owners and their agents sign the affidavit as "Owner/Agent" and supply the property, parcel and contractor details.
- Contractors are named on the affidavit and sign it too; their estimate date and license number are entered on it.
- Condominium applicants must provide an appraisal showing the total building value including depreciation.
The city's definition of substantial improvement does not include two things: a project that corrects existing health, sanitary or safety code violations identified by the building official and is the minimum necessary for safe living conditions, and an alteration of a historic structure that will not end its historic designation. The packet itself does not say how those cases are handled on the checklist, so confirm with the city.
When to file Substantial Improvement Damage Application Checklist – FEMA Packet – Cape Coral, FL
Submit the packet when you submit the building permit application for work on the existing building, because the checklist is "to be completed as part of the building permit application submittal process." It prints no separate due date.
If the scope of work changes during construction because of unforeseen conditions (additional defects, reconstruction costs, damage or necessary repairs), the affidavit you sign says a revised cost estimate must be provided to the City of Cape Coral. The city then re-evaluates the cost against the building's market value, which may require permit revisions and further compliance with current flood regulations and building codes.
If you submit an appraisal to establish market value, it must be prepared by a qualified independent appraiser within 12 months before the date of submittal. The packet is marked "Subject to Change Without Notice," so check that you are using the current version.
Documents you need
- Photographs of the building: the city's notice says the applicant must provide them, while the checklist marks them as encouraged. If provided, they must be date stamped; the packet has pages for four photos.
- Elevation certificate: marked as encouraged on the checklist.
- Appraisal report giving the actual cash value (ACV) or replacement cost value with depreciation, prepared by a licensed professional appraiser: encouraged, and required for condominiums, which must show the total building value including depreciation.
- Without an appraisal, staff use the Lee County Property Appraiser's building value; that value is currently not available for condominiums, so condominiums need the appraisal.
How to fill out Substantial Improvement Damage Application Checklist – FEMA Packet – Cape Coral, FL
Review the checklist page
On page 1, note the minimum submittal documents: the affidavit (page 4) and the city-use-only worksheet (page 7). Photographs, an elevation certificate and an appraisal report are listed as encouraged; the appraisal is required for condominiums.
Read the FEMA 50% rule notice
Pages 2 and 3 explain the rule, the definitions of Lowest Floor, Market Value, Substantial Damage and Substantial Improvement, and how the total cost must be figured. Nothing is entered on these pages.
Enter property and owner details
On the affidavit, fill in Property Address, Parcel ID Number, Owner's Name and Owner's Address/Phone.
Enter contractor information
Fill in Contractor, Contractor's License Number and Date of Contractor's Estimate on the affidavit.
Complete the worksheet header
On the Cost Itemization Worksheet, enter the Date, Parcel ID Number, Permit Application Number, Property Address, and the owner's and contractor's names, phone numbers and emails. Add the Detailed Description of Improvements/Repairs.
Itemize costs by category
Enter a cost for each item that applies under Structural Elements and Exterior Finishes, Interior Finish Elements, Utility and Service Equipment, Roofing, Interior and Exterior Stairs and Miscellaneous, using the two Other describe lines if needed. Items not directly associated with the building, such as outside improvements, detached accessory structures, pools, permit fees and plug-in appliances, can be excluded.
Total the estimate
Enter the subtotal on Line 1 and overhead and profit on Line 2, then add them for the Total estimate of cost.
Enter the total improvement cost
Return to the affidavit and enter the amount on the TOTAL IMPROVEMENT COST line.
Sign the affidavit
The Signature of Owner/Agent and the Signature of Contractor, with a Printed Name for each, are required under the perjury statement citing F.S. 92.525(c)(2).
Leave the city worksheet blank
Page 7, Substantial Improvement/Damage Worksheet for Floodplain Review, is marked for official use only. City staff complete it, so do not fill it in.
Add photographs
On pages 8 and 9, place up to four photos in the Photo One to Photo Four spaces, date stamped, to show the existing condition of the building.
Review and download the completed PDF
Check that names, parcel number and costs match your other permit documents. Download or print the completed PDF from FillingPDF and include it with your permit application as described under How to submit.
How to submit Substantial Improvement Damage Application Checklist – FEMA Packet – Cape Coral, FL
The packet has no channel of its own: it is submitted with the building permit application to the City of Cape Coral, and the checklist states that it is completed as part of that submittal process. It prints no address, portal or appointment rule.
- With the permit application: include the completed checklist page, the signed affidavit (page 4) and the cost itemization worksheet. Leave the city-use-only worksheet (page 7) for staff.
- Supporting items: add photographs, which must be date stamped if provided, plus an elevation certificate or appraisal report if you have them. Condominiums must include an appraisal.
- Where to find the permit forms: the city lists its permit applications and guidelines by project type at the Permit Document Center.
The Building Official can set the final permit valuation if the cost is underestimated on the application. FillingPDF lets you fill out and download the PDF; submission follows the city's channels for the permit application.
Common mistakes to avoid
- Leaving contractor overhead and profit out of the cost: when a contractor does the work, the total must include it (Line 2 of the cost worksheet).
- Estimating owner or volunteer labor below market rates; the notice requires market rates for both materials and labor in that case.
- Counting only the new work on a damaged building instead of all work needed to restore it to its pre-damage condition.
- Submitting an appraisal that includes land, accessory buildings, landscaping or other site improvements; staff check that it covers the building only.
- Submitting photographs without date stamps; the packet says photos shall be date stamped if provided.
- Writing in the city-use-only worksheet (page 7) or the floodplain review fields reserved for staff.
- Signing the affidavit with an incomplete scope of work, then adding repairs later without a revised estimate; the city may take enforcement action or impose fines.
- Filing a condominium application without an appraisal showing total building value including depreciation.
Frequently asked questions
What is the Cape Coral substantial improvement/damage checklist?
It is the City of Cape Coral Floodplain Management packet, titled Substantial Improvement / Damage Application Checklist, completed as part of a building permit application. It collects an affidavit, a cost itemization and photographs so staff can test the work against the FEMA 50% rule.
What is the FEMA 50% rule?
It limits the cost of improvements or repairs to non-conforming structures to less than 50% of the building's market value before work starts. If the cost equals or exceeds 50 percent, the building must meet the floodplain rules for new construction, such as an elevated lowest floor.
Do I have to submit photographs with the packet?
The city's notice says the applicant must provide photographs, while the checklist page lists them as encouraged. Either way, any photos provided must be date stamped. They help staff verify existing conditions and also serve as insurance documentation.
Is an appraisal required for the substantial improvement review?
An appraisal report is encouraged and is required for condominiums, which must show total building value including depreciation. Without one, staff use the Lee County Property Appraiser's building value, which is not currently available for condominiums.
What costs count toward the substantial improvement total?
All labor and materials for the repair, reconstruction, rehabilitation, alteration or addition count, plus contractor overhead and profit. Owner or volunteer work is valued at market rates. Outside improvements, detached accessory structures, pools, permit fees and plug-in appliances can be excluded.
Who completes the page 7 floodplain review worksheet?
City staff do. Page 7 is marked for official use only. It records the market value, the total costs, the resulting ratio and whether the work is substantial. You do not complete it.
What happens if my scope of work changes after the permit is issued?
You must give the City of Cape Coral a revised cost estimate. The city re-evaluates the cost against the building's market value, which may require permit revisions and compliance with current flood regulations. Unreported repairs can bring enforcement action or fines.
Can I submit this checklist without a Cape Coral building permit application?
No. The checklist states that it is to be completed as part of the building permit application submittal process, and it prints no separate address or portal. Submit it with the permit application for the work.
Can I fill out the Cape Coral FEMA packet online?
You can fill out the fillable PDF online on FillingPDF and download or print it. FillingPDF is an independent service and does not submit it to the city; you include it with your permit application through the city's channels.
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