Property Damage & Property Assessments
If your property is extensively damaged by a fire, flood, hurricane, or other major event, it may affect your property assessment. Under Florida law, properties are assessed based on their condition as of January 1 each year.
Our appraisers inspect damaged properties and return near the end of the year to determine whether repairs have been completed.
What happens next?
- If repairs are completed before January 1, your assessment generally will not change.
- If repairs are not complete by January 1, your property's market and assessed values may be reduced for the new tax year.
- Because property taxes are based on the January 1 assessment date, any value reduction is typically reflected on the following November's tax bill.
Homeowners may continue to receive their homestead exemption and the Save Our Homes assessment cap while rebuilding, provided they do not establish a new homestead exemption on another property.
Catastrophic Damage Property Tax Refund
If your home is uninhabitable for at least 30 days due to a hurricane, fire, or other catastrophic event, you may qualify for a partial property tax refund under Florida law.
If your home has suffered substantial structural damage, please contact our office at 561.355.2866.
Eligibility Requirements
To qualify, you must:
- Own a residential property that was uninhabitable for at least 30 consecutive days due to a catastrophic event.
- Submit a completed DR-465 Application for Catastrophic Event Tax Refund with supporting documentation, such as insurance claims, utility bills, contractor statements, permits, or a certificate of occupancy.
- File your application by March 1 of the year following the catastrophic event.
Important Information
- Property taxes are based on your property's condition as of January 1. If your home is damaged after January 1, you will still receive a tax bill for that year.
- If approved, the partial refund is issued the following year after your application is reviewed.
- Property taxes must be paid in full before a refund can be issued.
- Once your application is verified, our office forwards it to the Palm Beach County Tax Collector for processing. Refunds are typically issued within 4–6 weeks after approval.
Questions about property damage? Read the Florida Homeowner's Guide: Catastrophic Event Property Damage for additional information.
Repairing
Properties will be reevaluated once repaired. If the property is repaired to its former condition, there will be no impact to the assessed value cap.
Opting Not to Rebuild
Property owners who elect not to rebuild can use portability to transfer their homestead exemption savings to a new property within the State of Florida. The homestead exemption will be removed on the January 1 following the damage, and the property owner will have the 3-tax year statutory window to port (transfer) any assessment differential to a new homestead.
Elevating Flooded Properties
For flooded properties that are repaired and have the the lowest living level of the home elevated (lifted) above base flood elevation, the value of the newly constructed subarea(s) at grade level will be added above the assessed value cap. The elevated improvements will remain under the cap as long as they do not exceed 110% of the original structure or 1,500 SF, whichever is greater. The affected property owner has 3 years from the January 1 following the damage or destruction of the property to commence the changes, additions or improvements. Effective January 1, 2025, that time limit will increase from 3 to 5 years. The commencement date is triggered by the pulling of a permit.
Rebuilding a Destroyed Property
If the property owner chooses to rebuild (up to 110% of original improvement or 1,500 SF, whichever is greater), then the Save Our Homes (SOH) cap or the 10% cap will continue upon completion of the new building as if no damage occurred. The homestead exemption will remain on the vacant land during construction. However, if the owner chooses not to rebuild after notifying the PAO that they wish to rebuild, this would be considered an abandonment of the homestead.
The affected property owner has 3 years from the January 1 following the damage or destruction of the property to commence the changes, additions or improvements. Effective January 1, 2025, that time limit will increase from 3 to 5 years. The commencement date is triggered by the pulling of a permit.
 Original House |
 Rebuilding Less Than 110% of Original |
 Rebuilding More Than 110% of Original |
|---|---|---|
| Original Square Footage: 1792 | Rebuilt Square Footage: 1970 | Rebuilt Square Footage: 2150 |
| Percent change: 109.9% | Percent change: 119.9% | |
| Value and homestead cap will continue upon completion of the new building as if no damage occurred. | The square footage exceeding 110% of the original would be valued as new construction above the cap. The cap would then apply to this space going forward in future years under the same ownership. |
Florida law requires property appraisers to determine whether you are entitled to a tax refund in the event of catastrophic damage. To make this determination, supporting documentation is required to verify uninhabitability and subsequent habitability. Examples of acceptable documentation include utility bills, insurance records, contractor statements, building permit applications, and certificates of occupancy from building inspections.
Under Florida Law, if a property is damaged or destroyed by misfortune or calamity after the damage or destruction occurs, the property owner may continue the homestead exemption. The calamity provision in Florida Law protects property owners from an increase in their assessed value following a catastrophe when repairing/rebuilding their property. The owner must notify the Property Appraiser that they intend to repair or rebuild the property and use the property as the primary residence following the completion of repairs.
You can transfer your homestead savings to another property within the state of Florida. The homestead exemption on your current property will be removed as of January 1 following the damage, and you will have a three-tax-year statutory window to port (transfer) any assessment differential to a new homestead.
More about portability»
No, as long as the repaired or rebuilt home does not exceed 110% of the structure’s original square footage. Under Florida law, if a property is damaged or destroyed due to misfortune or calamity, the property owner may retain the homestead exemption. The calamity provision in state law protects property owners from an increase in assessed value following a catastrophe when repairing or rebuilding their property, provided it does not exceed 110% of the original square footage. The owner must notify the Property Appraiser’s Office of their intent to repair or rebuild the property and use it as their primary residence once repairs are completed.
See "Rebuilding a Property" on our