What a substantial-improvement determination actually costs you

From the Town of Mount Pleasant's published notice 'Modification or Repair of Structures Located in Special Flood Hazard Areas' (April 2021). How value is set: 'The Town will estimate the market value of your structure by using the tax assessment value of the structure (excluding land).' An owner may instead submit a current appraisal by a SC licensed professional appraiser that excludes land value, does not use the income capitalization approach, and lists the Town as an intended user. Required submittals: completed SD/SI application; itemized cost estimate prepared and signed by a SC licensed residential or general contractor; FEMA Elevation Certificate; before/after photos where applicable; plans or detailed scope of work; NOTARIZED owner affidavit; NOTARIZED contractor affidavit. Costs must be at fair market value including donated or discounted labor and materials, and must include contractor overhead and profit. Counted items run to foundations, framing, roofing, windows and doors, interior finishes, cabinetry, floor and wall coverings, painting, plumbing and electrical, HVAC, built-in appliances, demolition and debris disposal. If the threshold is crossed: in AE Zones a lowest floor below the Design Flood Elevation must be raised to or above it, where DFE = BFE plus two feet (Town Code s.152.04); in Coastal A and VE Zones the bottom of the lowest horizontal structural member must be at or above DFE; all electrical and mechanical equipment (HVAC, water heaters, ductwork, panels) must be elevated to DFE or above. Dry floodproofing to DFE is permitted for COMMERCIAL properties in AE Zones only — never in Coastal A or VE. AE-zone elevation work requires plans by a SC registered professional engineer or architect; Coastal A and VE work requires a SC registered professional engineer plus V-Zone/Coastal A design and breakaway-wall certifications. Changing contractors mid-project forces a revised estimate, a new contractor affidavit, a new owner affidavit and a fresh review. Checked 2026-09-04.