After a Hurricane: Rebuilding Is Only Affordable for the Wealthy

Despite their intent to make coastal communities safer and more resilient, Florida’s building codes can actually complicate resilience efforts in the long term. Buildings constructed with concrete and other stiff materials represent a doubling down on Gulf Coast living as climate change makes Atlantic hurricanes more powerful, and more likely to hit that very coast. And taxpayers, along with the federal, state and local governments, must foot the bill to maintain structures on eroding beaches and flood-prone coasts. (...)

A few bigger hotels, like the Lani Kai, a pastel-colored resort once popular with spring breakers, dotted choice beachfront lots. But as the cleanup efforts finally give way to planning and rebuilding, it looks as if the large, high-end hotels and condos will eventually dominate the beachfront. The new version of local color is best embodied by the 254-room Margaritaville Resort, which broke ground in 2021 and has been built, fittingly, on property that was cleared out by Hurricane Charley in 2004. On the beachfront beyond, the construction of multimillion-dollar homes, condos and tourist lodging will undoubtedly soon rev up. (...)

But upscaling is also a consequence of confronting climate change, especially in the aftermath of a devastating storm like Ian. Stringent building codes and dysfunction in the insurance industry have driven the cost of rebuilding beyond the reach of many current property owners, including small-scale developers. (...)

Building up to code is costly — far more so than building wood-frame beach bungalows. It also requires a tolerance for risk that often only money can buy — when insurance no longer covers full rebuilding costs, mainly those with deep pockets can build on the water. That means existing property owners like those of the Silver Sands, Red Coconut and countless private homes end up cutting their losses and selling. What will go up are apparently second homes and luxury resorts that can turn a profit in a few years before another hurricane hits. (A new hotel typically pays for itself in five to 15 years, obviating the need to think about 30 years down the line, when sea levels will have risen even further.) For well-funded developers, the risk and expense can be worth it, even if it means betting on a potentially doomed parcel of land.

They’re also banking on the infinite desirability of the beachfront, as are the state authorities responsible for the building codes that allow redevelopment after hurricanes and floods. And when these homes have to be fortified against beach erosion and sea level rise, taxpayers and governments are stuck with the bill.

by Sarah Stodola, NY Times | Read more:
Image: Damon Winter
[ed. Imagining Lahaina and other coastal communities. Definitely an issue we'll see replayed many times in the future. Also..."a new hotel typically pays for itself in five to 15 years"? Wow.]