Over 1,100 mobile homes received substantial storm damage

Pinellas County identified 1,400 mobile homes that needed substantial damage assessments following Hurricanes Helene and Milton. Approximately 1,100 of those residents recently received letters confirming the worst.

Mobile homeowners often lack the same protections and services afforded to others and are now scrambling for solutions. The county has already condemned many trailers.

Kevin McAndrew, building and development review services director, told county commissioners Tuesday that his department is doing everything it can to assist thousands of residents who live in mobile homes. Nearly all who received storm damage exceeded the Federal Emergency Management Agency’s (FEMA) valuation-based 49% rule, which requires them to elevate and rebuild according to current standards.

McAndrew warned commissioners in November that mobile home parks would present a unique challenge. He noted that many were built between the 1960s and early 1980s.

“And the depreciated value of these structures would be such that it was going to be really difficult for even the smallest amount of repairs not to pierce that 49%,” McAndrew said. “There’s been tremendous frustration from the mobile homeowners.

“There’s been a lot of stress. There’s been a lot of emotion.”

Many residents who have received a substantial damage determination have remained in dilapidated homes for the last six months. McAndrew said his department inspects the structures to ensure livability.

The county will no longer place signs highlighting that a structure is habitable. “It was causing more confusion than not,” McAndrew said.

While he stressed that “we have no intention of displacing residents,” they have until June 1 to elevate and rebuild – typically not feasible for a trailer – or relocate. McAndrew hopes to complete substantial damage reassessments in May, which have offered some relief.

The county is also exploring offering extensions that allow residents to remain in their homes after FEMA’s deadline. “They can’t make full repairs, but they can stay in these units until they have a path forward,” McAndrew said.

Those residents must show a “good faith effort” to establish plans for elevation or relocation. “They can’t just ignore it,” McAndrew added.

He explained that mobile home repair costs quickly increase and exceed half of the structure’s current value when considering damage to its undercarriage, ductwork and electrical wiring. Most mobile homeowners lease land in communities and “don’t have the benefit of the property appraiser’s just value.”

Those residents must hire a private appraiser to discern an actual cash value. McAndrew said county officials quickly realized “there were going to be challenges there” because “it’s a vehicle. It’s not the same as a home.”

A graphic explaining FEMA compliancy. Property owners must elevate nearly every mobile home (bottom left) in St. Petersburg. Screengrab.

About 30% of substantially damaged mobile homeowners have requested a detailed reassessment. McAndrew said the county would soon send “quite favorable” letters to residents in communities that did not flood.

Those who receive a final substantial damage determination can appeal the ruling. “No one has exercised that option,” McAndrew said.

He hoped to complete the process by June 1, the start of a new hurricane season, to mitigate the number of people riding out another storm in a previously damaged trailer. “But with the scope we’re dealing with here and the number of homeowners – again, we want to minimize displacement.”

McAndrew said his department has conducted aggressive outreach and met with six mobile home communities. He called the meetings extremely valuable. Staff also offers in-person and virtual customized support.

Commissioner Dave Eggers said residents who elevate their mobile homes could be more susceptible to high winds. “There’s so many of them that rely on this kind of housing. There’s just no solution for them … I share their frustration.”

Eggers fervently questioned what the county could do to push back on federal guidelines “that are being shoved down our throats.” McAndrew said extensions could give residents another year to discern a path forward.

The additional time will offer little relief for many mobile homeowners. McAndres said the owner of St. Petersburg’s Twin City and Clearwater’s Mariner’s Cove Mobile Home Parks is considering a “change of use to the property.”