Thursday, October 1, 2026
Q. I am interested in leasing a building that I am certain was flooded during several recent storms. The landlord says the sheetrock and insulation were replaced, and there were only a “few inches of water.” I doubt that. The metal building is stained around the bottom 4 feet, in between tall weeds, since nobody takes care of it. It’s in an industrial area. I wonder why I had to lift my house, but these buildings, which clearly were seriously flooded, never had to make changes to deal with future flooding. I can’t risk losing inventory, and I don’t see where there was much done to prevent water from getting in. I probably won’t take the lease, but I still wonder why these buildings didn’t either have to be raised or make changes for better flood protection.
A. Most commercial buildings were not considered “substantially damaged,” a definition by the Federal Emergency Management Agency requiring flood-prevention implementation. In most cases, only when renovating, waterproofing materials were required to be added to either the inside or outside of buildings, but this was not enforced uniformly with required permits. Part of the reason that flood-proof materials were added was, just as you said, to prevent loss of inventory, but also because businesses can’t be out of commission for very long without losing money.
Flood protective panels that attach at the exterior doors and windows, membranes placed on interior walls behind new finishes, and waterproofing of exterior walls up to 2 feet above the flood elevation, designated by FEMA for your area, have become standard practice for projects where people are concerned about their businesses continuing to operate after the next serious storm. The owner or tenant has to be concerned enough to implement these safeguards, because most commercial buildings in flood-prone areas were either not considered damaged enough to lift or not required to flood-proof unless brought to the attention of officials.
The issue comes down to one thing: insurance. Many people think of FEMA as just a federal government program, but it’s much more than that. It’s a large insurance company, one of the largest in the world. Because there are so many disasters to handle each year — roughly $200 billion worth of damage — most insurance companies stopped insuring coastal communities around the country. There’s just too much risk. So FEMA is designated to cover the high risk, backed by taxpayers to pay for the gaps and losses. That falls to taxpayers because otherwise-thriving communities would cease to exist, tax revenue would be lost, bonds and debt failures would occur and the economy could collapse. It’s all tied together.
So even though evaluation or enforcement may not have been done, taking steps as a tenant may be your only recourse. Consult with experienced professionals to create a flood-proof building. Water gets through floors, gaps in walls and places you may not have thought of. Good luck!
© 2025 Monte Leeper. Readers are encouraged to send questions to yourhousedr@aol.com, with “Herald question” in the subject line, or to Herald Homes, 2 Endo Blvd., Garden City, NY 11530, Attn: Monte Leeper, architect.
