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Gulfport City Council approved payments tied to the City’s post-storm permitting system. Officials are pushing residents to secure permits.
Photo by Ethan Perelstein
Gulfport City Council approved more than $326,000 in payments April 21 tied to the City’s post-storm permitting system, as officials continue pushing hundreds of residents to secure permits for flood-related repairs ahead of hurricane season.
City leaders say the effort is required to maintain eligibility for federal flood insurance programs. Some residents and legal observers, however, are questioning how the City is enforcing those rules and how the permitting system is functioning under pressure.
The payment, approved April 21, covers contractor permitting services provided by a third-party vendor between October 2025 and March 2026.
City Urges Compliance Ahead of Hurricane Season
City officials identified more than 600 flood-damaged properties after Hurricanes Helene and Milton, triggering a permitting process tied to federal flood insurance requirements. Gulfport participates in programs that require strict documentation of storm-related repairs, which helps maintain eligibility and insurance discounts.
Some residents say the process is difficult to navigate, while others question how the City issues violations and manages enforcement.
Why Permits Are Required Even Below 50% Damage
After the 2024 storms, Gulfport sent “substantial damage estimate” letters to property owners in flood zones. Staff used FEMA tools to calculate repair costs as a percentage of each structure’s value. In some cases, those estimates fell well below the 50% threshold that triggers major rebuilding requirements.
Even so, the City requires permits for all repairs tied to flood damage. Property owners must document the full scope of work. Officials say this allows the City to track total repair costs and ensure properties do not exceed the 50% limit.
Open Permits Could Impact Future Storm Damage Calculations
City leaders have increased outreach urging residents to close out open permits before hurricane season. During a recent council discussion, Gulfport’s Cultural Facilities Events Supervisor Justin Shea explained how open permits can affect future damage calculations.
“If the permit’s open, it’s counted toward their 50%,” Shea told Council.
Unfinished or undocumented repairs can combine with future storm damage, potentially pushing properties over the threshold. At that point, owners may have to elevate or demolish their homes.
Officials also confirmed that the City is referring some cases to the special magistrate. Property owners can apply for after-the-fact permits or challenge the City’s determination.
[Read more below]
That’s not all that happened at the April 21 Gulfport City Council meeting. Read about Gulfport Lions Club payout, what we overheard, and other approved items.
Residents Question How Violations Are Issued
Some residents say the issue is not the permit requirement itself. Instead, they question how the City is issuing violations.
Florida attorney Bishop Toups, who is representing himself in a code enforcement case, said he does not dispute the City’s authority to require permits in flood zones. However, he questioned how the City applies those rules in specific cases.
“Why am I required to pull a permit when no work was done that required one?” Toups said.
He also raised due process concerns, arguing that some notices do not identify specific unpermitted work or provide clear evidence before issuing violations.
Toups said he consulted another attorney specializing in local government litigation, who questioned whether the notices meet state requirements for code enforcement actions.
Florida law generally requires code enforcement notices to identify the specific code section violated and provide a factual basis for the alleged violation.
Former Vice Mayor: Rules Were Clear, Process Was Not
Former Vice Mayor April Thanos told The Gabber Newspaper the permitting rules themselves are consistent with flood zone regulations. However, she said the City failed to clearly explain those rules to residents.
“If it’s under 50%, you can repair it, but you still have to get a permit and list everything you’re doing,” Thanos said.
She said the City struggled to manage the surge in applications after the storms. Residents received inconsistent information and often had difficulty reaching staff.
“The City was so screwed up in how they were doing things,” she said.
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Permitting System Strained After Storm Surge
City officials acknowledged that the permitting system struggled after the storms. Permit applications increased by more than 45% , and the City issued more than 1,600 permits in the months following Hurricanes Helene and Milton.
“We were not prepared for the level of permits we were going to receive,” City Manager Jim O’Reilly said during at Council’s meeting on May 20, 2025.
[read more below]
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Third-Party Partnership Raises Questions
In response, Gulfport shifted part of its permitting workload to a third-party provider, C.A.P. Government, Inc., which handles contractor permits, plan reviews, and inspections.
On April 21, City Council approved more than $326,000 in payments to the company for work completed between October 2025 and March 2026.
Under the agreement, the vendor receives about 80% of contractor permit revenue, while the City retains 20%.
City staff say the partnership has improved efficiency and helped manage workload demands. However, most residents apply as owner-builders, meaning they still work directly with City staff.
Thanos questioned whether the City has measured improvements.
“We’re paying these people without having any measure of their performance,” she said.
Complex Requirements Add to Confusion
City officials say the permitting process requires detailed documentation. At the April 1 City Council meeting, O’Reilly outlined common issues that delay permit applications, including incomplete paperwork, vague descriptions of work, missing documentation, and incorrect cost estimates.
“You can’t just say ‘I want to fix my house.’ You have to be specific,” O’Reilly said.
Officials say these requirements ensure compliance with floodplain regulations, but some residents say the process feels overwhelming.
At least one resident who contacted The Gabber Newspaper said they were hesitant to speak publicly, citing concerns it could lead to additional issues.
A System Under Pressure Ahead of Hurricane Season
Gulfport’s permitting system now sits at the intersection of federal compliance, local capacity, and post-disaster recovery.
Officials say enforcement protects the City’s standing in the flood insurance program and helps prevent future complications for property owners.
Residents and some former officials say the system remains difficult to navigate. They point to inconsistent communication and a lack of clarity.
As hurricane season approaches, how Gulfport balances these pressures could have lasting consequences for both homeowners and the City.
The Gulfport City Council’s next meeting is May 5 at 6 p.m.
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