Substantial Improvement & Damage

Floodplain Development Requirements:

Any development in the floodplain required a building permit according to Chapter 21 of O-22-11 Ordinance Repealing Flood Damage Prevention and Replacing it with Floodplain Management Regulations, effective June 15, 2022.

Floodplain Development Permit

ImageTitleSummaryCategoriesDate
Zumba class
Zumba class04/29/2021
Zoning Permit Application Checklist, 12/15/2024
Zoning Map July 2018

Zoning Map July 2018

, 05/18/2021
Zoning Map – Adopted May 2018

Zoning Map – Adopted May 2018

, 02/18/2021
Zoning Denial Now What

Zoning Denial Now What

, , , 12/14/2023
Zoning Bulk Area Requirements

Bulk Variance and Area Requirements

05/07/2021
Zenivex Adulticide

Zenivex Adulticide

03/18/2022
ZB2015-06 Anasoulis 357 Shore B103 L8

ZB2015-06 Anasoulis 357 Shore B103 L8

, 05/19/2023
yoga-mats
yoga-mats02/08/2021
Yoga-classes-templete-4-Made-with-PosterMyWall-1
Yoga-classes-templete-4-Made-with-PosterMyWall-108/30/2023
Yoga with Lorna - Sept
Yoga with Lorna – Sept08/05/2021
Yoga with Lorna - MWC - April 2022
Yoga with Lorna – MWC – April 202202/28/2022
Yoga with Lorna
Yoga with Lorna04/04/2022
yoga class
yoga class04/29/2021
YMCA – Bayshore Family Success Center

YMCA – Bayshore Family Success Center

09/01/2021
Yard Sale Application07/03/2025
Yard Sale 2021
Yard Sale 202104/29/2021
Yard Sale
Yard Sale04/29/2021
yard sale
yard sale04/04/2022
dpw
yard clean up03/11/2021
y3vaymwq
y3vaymwq02/12/2024
WxStoryDec5
WxStoryDec512/03/2024
ws-4
ws-402/27/2023
ws-3
ws-302/27/2023
ws-2-1
ws-2-102/27/2023
ws-2
ws-202/27/2023
ws-1-1
ws-1-102/27/2023
ws-1
ws-102/27/2023
woocommerce-placeholder
woocommerce-placeholder06/21/2020
WinterWxAdvisory
WinterWxAdvisory01/18/2024
WInter-storm-wind
WInter-storm-wind03/03/2023
Winter-flooding
Winter-flooding03/03/2023
Winter_Storm_Febuary24_Brief3

Winter_Storm_Febuary24_Brief3

02/24/2022
Winter_Storm_Febuary24_Brief1

Winter_Storm_Febuary24_Brief1

02/23/2022
winter_ready

winter_ready

01/27/2022
Winter Storm update 1.27.22

Winter Storm update 1.27.22

01/27/2022
winter storm timeline
winter storm timeline02/12/2024
Winter Storm Declaration 02-01-21

Winter Storm Declaration 02-01-21

02/01/2021
winter beach
winter beach12/02/2020
Wind advisory map 2.17.22
Wind advisory map 2.17.2202/17/2022
William_Brunt__Code_Enforcement
William_Brunt__Code_Enforcement06/29/2020
WILDLIFE FEEDING. – Purpose. – Definitions. – Prohibited Conduct. – Enforcement08/30/2024
Who Can Sign Mechnical Technical, 12/09/2025
When are COAH Fees Due, , , 03/02/2025
WhatToExpect_122024
WhatToExpect_12202412/20/2024
What is the Rehabilation Subcode

What is the Rehabilation Subcode

, 12/11/2023
WelshFarm
WelshFarm06/23/2021
Welding and Cutting Requirements

Welding and Cutting Requirements

02/18/2021
Welcome-to-ShorelySafe-Highlands

https://highlandsnj.gov/wp-content/uploads/2025/11/Welcome-to-ShorelySafe-Highlands.mp4

11/18/2025
Welcome to ShorelySafe Highlands

https://highlandsnj.gov/wp-content/uploads/2025/10/Welcome-to-ShorelySafe-Highlands.mp4 welcome

10/30/2025
Weekend in Old Monmouth Flyer 202504/24/2025
Weekend in Old Monmouth Flyer 2025
Weekend in Old Monmouth Flyer 202504/24/2025
weather watch
weather watch07/07/2021
Weather - wind
Weather – wind02/17/2022
Wear purple day Monmouth 202404/17/2024
Wear Purple Day 202404/17/2024
water
waves10/07/2020
Waterfront Cottages
Waterfront Cottages11/24/2021
Water Tower
Water Tower04/07/2021
Washington Ave Specs03/06/2025
Washington Ave Set03/06/2025
Washington Ave Project Map
Washington Ave Project Map03/06/2025
Washington Ave Addendum #103/06/2025
Washington Ave – Notice to Bidders 20250218, , 02/26/2025
warning sea lice
warning sea lice06/28/2024
VPS One Pager Spring-Summer Seniors Final 5-2022
VPS One Pager Spring-Summer Seniors Final 5-202209/13/2022
Voting Districts Map

Voting Districts Map

06/09/2021
Voter Registration Application

Voter Registration Application

, 06/29/2020
Voter Registration 2023
Voter Registration 202305/12/2023
vote-banner
vote-banner, 05/27/2021
Vote by Mail Ballots for the 2023 Primary Election are available

Vote by Mail Ballots for the 2023 Primary Election are […]

05/18/2023
virtual meeting stock photo
virtual meeting stock photo02/24/2021
Vietnamese-Complaint-Information-Sheet-Appendix_A

Vietnamese-Complaint-Information-Sheet-Appendix_A

05/22/2023
Vets Thrive View A
Vets Thrive View A05/18/2021
Vets Fair 20250813
Vets Fair 2025081307/14/2025
veterans-day
veterans-day11/08/2024
Veterans Park Project, 07/30/2024
Veterans Park Project
Veterans Park Project07/30/2024
Veterans Park – CAFRA Notice 2024726, , 07/30/2024
Vet-Fest-2024-001-7-9-24-003-107/29/2024
Vet-Fest-2024-001-7-9-24-00307/29/2024
Venmo HFAS 2025
Venmo HFAS 2025

HFAS Venmo QR Code

08/19/2025
Vendor Cooking at Festivals and Carnivals

Vendor Cooking at Festivals and Carnivals

02/18/2021
vaping
vaping04/30/2021
vaping
vaping05/13/2021
Valley National Bank Fraud Protection Presentation. pdf10/23/2024
Valley National Bank Fraud Protection Presentation10/23/2024
Valley National Bank Fraud Protection Presentation10/23/2024
valley
valley06/23/2021
Vaccine bottles
Vaccine bottles12/08/2020
Vaccination Notice - Location change
Vaccination Notice – Location change07/02/2021
Vacant Property Registration Form

Vacant Property Registration Form

02/18/2021
USS New Jersey
USSNJ_Logo-01-967×102411/20/2023
USGovBid logo
USGovBid logo02/18/2022
Use of Connectors & Fasteners

Use of Connectors & Fasteners

, , , , 01/15/2024
US_Seal
US_Seal09/30/2021
Updated Highlands Day Flyer
Updated Highlands Day Flyer09/12/2024
Update to Regionalization Feasibility Study Dec 2021

Update to Regionalization Feasibility Study Dec 2021

, 02/02/2022
Untitled104/08/2024
Untitled design (1)
Untitled design (1)04/29/2025
UNOwensMusic
UNOwensMusic07/01/2022
ucc_f160_app_for_var

ucc_f160_app_for_var

, 12/10/2023
Two Student With Backpacks Ready For School Clipart
Two Student With Backpacks Ready For School Clipart

Two Student With Backpacks Ready For School Clipart

08/20/2021
Twin Lights Marina
Twin Lights Marina11/24/2021
Tutorial_HomeScreenIcon

https://highlandsnj.gov/wp-content/uploads/2021/05/Tutorial_HomeScreenIcon.mp4

05/04/2021
turn-around-dont-drown
turn-around-dont-drown12/17/2023
turn around don't drown 2
turn around don’t drown 202/12/2024
turn around don't drown
turn around don’t drown02/12/2024
TS Ophelia pic
TS Ophelia pic09/23/2023
TS Ophelia pic
TS Ophelia pic09/23/2023
Trunk or treat 2021

Trunk or treat 2021

10/18/2021
TrudyFest
TrudyFest04/25/2025
tridistrict
tridistrict11/18/2022
Tri-District-Special-Meeting-Public-Notice-5.28.2024-105/22/2024
Tri-District-Special-Meeting-Public-Notice-5.28.202405/22/2024
Tri-District Special Meeting Public Notice 5.28.202405/22/2024
Tri-District Special Meeting Public Notice – Oct. 3, 2023

Tri-District Special Meeting Public Notice – Oct. 3, 2023

, , , 09/26/2023
Tri-District Special Meeting Public Notice – 8-25-22

Tri-District Special Meeting Public Notice – 8-25-22

, , 08/18/2022
Tri-District Special Meeting Public Notice – 5-25-22

Tri-District Special Meeting Public Notice – 5-25-22

05/17/2022
Tri-District Special Meeting Public Notice – 5-24-22

Tri-District Special Meeting Public Notice – 5-24-22

, , 05/17/2022
Tri-District Special Meeting Public Notice – 11-22-22

Tri-District Special Meeting Public Notice – 11-22-22

11/18/2022
Tri-District Special Meeting Public Notice – 11-22-22

Tri-District Special Meeting Public Notice – 11-22-22

11/18/2022
Tri-District Special Meeting Public Notice – 11-22-22

Tri-District Special Meeting Public Notice – 11-22-22

11/18/2022
Tri-District Special Meeting Public Notice

Tri-District Special Meeting Public Notice

, 04/19/2023
Tri-District Special Meeting June 1 2023

Tri-District Special Meeting June 1 2023

, , 05/24/2023
Tri-District Meeting Public Notice – 4-19-21

Tri-District Meeting Public Notice – 4-19-21

04/15/2021
Tri-District Meeting Public Notice – 3-15-21

Tri-District Meeting Public Notice – 3-15-21

03/11/2021
Tri-District Meeting Public Notice – 2-9-22

Tri-District Meeting Public Notice – 2-9-22

02/04/2022
Tri-BOE Special Meeting Notice for Sept. 12, 2023

Tri-BOE Special Meeting Notice for Sept. 12, 2023

, , , 09/07/2023
Tri District Special Public Hearing July 26, 2023

Tri District Special Public Hearing July 26, 2023

, 07/05/2023
Tree-Permit-Application form, 06/25/2024
TREE REMOVAL AND PROTECTION. – Title. – Purpose. – Definitions and Word Usage. – Prohibited Activity. – Permit Required. – Permit Application Procedure and Requirements. – Review of Applications. – Prote08/30/2024
Trash & Recycling Zones Map

Do you know why Trash & Recycling Zone you’re in?

06/03/2021
Trap, Neuter, and Release (TNR) Program, 05/15/2025
Traffic-Control-for-Waterwitch-Ave-Local-Bay-3-25-202403/26/2024
Traffic Control for Bay Ave 12-18

Traffic Control for Bay Ave 12-18

12/16/2023
Town Hall Meeting - Oct 2021
Town Hall Meeting – Oct 202109/29/2021
Town Hall Meeting
Town Hall Meeting08/12/2021
Town Hall Meeting
Town Hall Meeting09/28/2021
Tort Claim Form

Tort Claim Form

, 11/14/2022
TNR Caretaker Form

TNR Caretaker Form

, 02/18/2021
TNR Annual Report 2020

TNR Annual Report 2020

, 04/29/2021
Tips to Avoid Utility Scams During the Winter Holiday Season

Tips to Avoid Utility Scams During the Winter Holiday Season

12/05/2023
Tiny Corner Laundromat_001
Tiny Corner Laundromat_00111/24/2021
tide chart
tide chart12/17/2023
Thursday, January 27 – 5 PM briefing

Thursday, January 27 – 5 PM briefing

01/27/2022
thumbnail_snowfall (1)
thumbnail_snowfall (1)01/19/2024
thumbnail_HighlandsNJDesignFlyer
thumbnail_HighlandsNJDesignFlyer11/16/2021
thumbnail_HeatWaveTempsTuesday
thumbnail_HeatWaveTempsTuesday06/17/2024
thumbnail_HeatWaveTempsTuesday
thumbnail_HeatWaveTempsTuesday06/17/2024
thumbnail_HeatWaveHTY
thumbnail_HeatWaveHTY06/17/2024
thumbnail_HeatWaveHTY
thumbnail_HeatWaveHTY06/17/2024
thumbnail_HeatWaveEHA
thumbnail_HeatWaveEHA06/17/2024
thumbnail_HeatWaveEHA
thumbnail_HeatWaveEHA06/17/2024
thumbnail_hazards
thumbnail_hazards01/19/2024
thumbnail_flood_watch_030524
thumbnail_flood_watch_03052403/06/2024
The Pleasure of my Company
The Pleasure of my Company09/01/2021
The Benefits of Public Skateparks_

The Benefits of Public Skateparks_

12/08/2021
Thanksgiving trash pick up
Thanksgiving trash pick up11/24/2025
Thanksgiving trash pick up
Thanksgiving trash pick up11/24/2025
Thanksgiving trash pick up
Thanksgiving trash pick up11/24/2025
Tent or Canopy Requirements

Tent or Canopy Requirements

02/18/2021
Temporary job announcement - HRD Fall 2023
Temporary job announcement – HRD Fall 202308/28/2023
Temp Road Closure App, 04/22/2025
Teen-Nights-August-2023
Teen-Nights-August-202307/13/2023
Teen Travel Club - 1st Meeting
Teen Travel Club – 1st Meeting07/05/2022
Teen Night Summer 2022
Teen Night Summer 202206/13/2022
Teen Night Sept - Dec 2022
Teen Night Sept – Dec 202208/31/2022
Teen Night Registration Packet 2020-2021

Teen Night Registration Packet 2020-2021

10/07/2020
Teen Night 4.30.21
Teen Night 4.30.2103/27/2021
Teen night
Teen night03/27/2021
Tax Maps for Planner RFPs

Tax Maps for Planner RFPs

, 02/18/2021
Tai-Chi - August 2021
Tai-Chi – August 202107/30/2021
Tai chi
Tai chi05/19/2021
Tagalog-Complaint-Information-Sheet-Appendix_A

Tagalog-Complaint-Information-Sheet-Appendix_A

05/22/2023
Switch and Receptacle Outlets below Design Flood Elevation, , 06/02/2024
survey-hands-computer
survey-hands-computer02/09/2021
Superintendent of Elections Mary DeSarno and County Clerk Christine Giordano Hanlon
Superintendent of Elections Mary DeSarno and County Clerk Christine Giordano Hanlon10/13/2021
sunset
sunset10/07/2020
Sun Safety Strategies – Skin Cancer Awareness

Sun Safety Strategies – Skin Cancer Awareness

05/24/2023
sun
sun05/19/2022
Summerhouse
Summerhouse11/24/2021
Summer-camp-2023
Summer-camp-202302/02/2023
Summer Kick off 2022
Summer Kick off 202205/11/2022
Summer camp notice

Summer camp notice

03/29/2021
Summer Camp 2025 Flyer
Summer Camp 2025 Flyer02/27/2025
Summer camp 2023
Summer camp 202302/21/2023
Summer Camp 2020 FAQs
Summer Camp 2020 FAQs06/29/2020
summer camp
summer camp02/28/2022
summer camp
summer camp02/28/2022
street-excavation-permit, 04/12/2024
Street cat
Street cat01/14/2022
Storytime - Oct. 2021
Storytime – Oct. 202109/28/2021
storytime
storytime09/01/2021
Stormwater Map Booklet – Street08/30/2024
Stormwater Map Booklet – Street08/30/2024
Stormwater Map Booklet – Street08/30/2024
StormTotalSnow_Dec5
StormTotalSnow_Dec512/03/2024
StormTotalSnow
StormTotalSnow01/18/2024
Storm_January9-10_Briefing4

Storm_January9-10_Briefing4

01/09/2024
Storm_January9-10_Briefing3

Storm_January9-10_Briefing3

01/08/2024
Storm_January9-10_Briefing2

Storm_January9-10_Briefing2

01/08/2024
Storm_January9-10_Briefing1

Storm_January9-10_Briefing1

01/07/2024
Steve Solop_001
Steve Solop_00111/24/2021
Sterno use policy

Sterno use policy

02/18/2021
Steps to reduce lead
Steps to reduce lead02/18/2022
Steep-Slope-Permit-Application, 05/03/2025
Starting a Business in Highlands

Starting a Business in Highlands

09/11/2024
St. Pats cancelled 2021
St. Pats cancelled 202101/15/2021
St. Pats
St. Pats03/03/2021
St. Pat's dinner
St. Pat’s dinner02/25/2022
ssa
ssa10/07/2022
SpottedLanternEngSpan_001
SpottedLanternEngSpan_00109/15/2021
SpottedLanternEngSpan

SpottedLanternEngSpan

09/15/2021
Spotted-Lanterfly-lifecycle
Spotted-Lanterfly-lifecycle09/15/2021
Spotted Lanternfly Frequently Asked Questions 9-2021

Spotted Lanternfly Frequently Asked Questions 9-2021

09/15/2021
spiritualbeauty
spiritualbeauty06/23/2021
Special-Meeting-Public-Notice-9.4.2408/26/2024
Special Mtg Notice BOEs 20220711

Special Mtg Notice BOEs 20220711

07/13/2022
SPECIAL MEETING-Bay Ave Landuse Memoralize Resolution Agenda 12-8-2021 (revised by DFG)

SPECIAL MEETING-Bay Ave Landuse Memoralize Resolution Agenda 12-8-2021 (revised by […]

10/27/2021
Special Meeting Public Notice 6.25.25, 06/03/2025
Special Meeting Public Notice 5.7.2504/03/2025
SPECIAL MEETING Property Valuation 11-30-2021 Final

SPECIAL MEETING Property Valuation 11-30-2021 Final

11/24/2021
Special Meeting Notice May 18, 2023

Special Meeting Notice May 18, 2023

05/16/2023
Special Meeting Notice April 12 2023

Special Meeting Notice April 12 2023

, 03/28/2023
Special Meeting Notice 20231120

Special Meeting Notice 20231120

, 11/13/2023
Special Meeting Notice 20230927

Special Meeting Notice 20230927

, , 09/25/2023
Special Meeting Notice 20221220

Special Meeting Notice 20221220

, 12/15/2022
Special Meeting Notice 20220914

Special Meeting Notice 20220914

09/09/2022
Special Meeting Notice 20220608

Special Meeting Notice 20220608

, 05/17/2022
Special Meeting Notice 20220526

Special Meeting Notice 20220526

, , 05/23/2022
Special Meeting Notice 20220405

Special Meeting Notice 20220405

, 03/18/2022
Special Meeting – Redevelopment Process – Agenda 08-23-2021

Special Meeting – Redevelopment Process – Agenda 08-23-2021

08/12/2021
Special Delivery
Special Delivery11/27/2021
Special Delivery
Special Delivery11/27/2021
Special BOE Meeting HHRS 5.24.2023

Special BOE Meeting HHRS 5.24.2023

05/08/2023
Spanish-Complaint-Information-Sheet-Appendix_A

Spanish-Complaint-Information-Sheet-Appendix_A

05/22/2023
SOP Early Warning System

SOP Early Warning System

05/23/2023
SOP Drug Testing

SOP Drug Testing

05/23/2023
SOP – Interacting with the Immigrant Community

SOP – Interacting with the Immigrant Community

05/22/2023
solicitors-permit-application-2021, 04/12/2024
Social Media Graphic
Social Media Graphic10/18/2022
Snug Pre School
Snug Pre School05/18/2021
Snug Kid Course 1400
Snug Kid Course 140005/18/2021
Snug Harbor Park Project
Snug Harbor Park Project02/24/2022
Snug Harbor Park Improvements Specs

Snug Harbor Park Improvements Specs

02/24/2022
Snug Harbor Park Improvements Plans

Snug Harbor Park Improvements Plans

02/24/2022
Snug Harbor Park FINAL Soil Investigation Letter Report – 25052205/27/2025
snowfall_122024am
snowfall_122024am12/20/2024
snowfall 2
snowfall 202/16/2024
snowfall
snowfall, , 02/15/2024
Snow storm photo
Snow storm photo01/02/2022
snow squalls 2
snow squalls 202/12/2024
Snow Squalls
Snow Squalls02/12/2024
Snow Event Information_001
Snow Event Information_00101/28/2022
Snow Event Information

Snow Event Information

01/06/2022
sneakers-walking
sneakers-walking02/08/2021
Snapper-Tournament-August-2023
Snapper-Tournament-August-202307/13/2023
Smokey
Smokey10/29/2024
Smoke & CO Requirements

Smoke & CO Requirements

, 12/11/2023
SLEO II Position

SLEO II Position

05/10/2021
Slam-Fest-2023-2
Slam-Fest-2023-206/30/2023
Slam-Fest-2023-1
Slam-Fest-2023-106/30/2023
Slam Fest 2023
Slam Fest 202306/06/2023
SkipStraw
SkipStraw11/12/2021
SkateUpdate2
SkateUpdate212/09/2021
SkateparkUpdate
SkateparkUpdate10/21/2021
SkateParkNew0126
SkateParkNew012601/26/2022
SkateParkDesign proposal

SkateParkDesign proposal

06/07/2021
Skatepark_Zoom
Skatepark_Zoom01/18/2022
SkatePark_Clean
SkatePark_Clean12/08/2021
Skatepark Plans 20221102

Skatepark Plans 20221102

, 04/28/2023
Skate Park CAFRA Permit Application Notice

Skate Park CAFRA Permit Application Notice

07/21/2022
Closed this weekend.
Skate Park, 06/07/2021
sitemap_001
sitemap_00102/01/2022
signatures
signatures12/31/2020
Sign-Permit06/26/2024
sidewalk-curb-permit-application, 06/25/2024
Shrewsbury-River-Project-Book

Shrewsbury-River-Project-Book

08/30/2023
Shrewsbury-River-CDR-2023

Shrewsbury-River-CDR-2023

08/30/2023
Shredding-Dates02/02/2024
shredded paper
shredded paper05/17/2021
shredded paper
shredded paper02/28/2022
short-term-rental-application, 12/05/2024
Shoreside Vet
Shoreside Vet11/24/2021
ShorelySafe Report for October_2025 Nor’Easter for Highlands

Storm Report

10/30/2025
Shoregrafx
Shoregrafx05/03/2021
Shore Dr Pedestrian Notice, , 05/23/2025
Shore Dr Pedestrian – Notice to Bidders 20250218, , 02/26/2025
sheet-music
sheet-music10/07/2020
shamrock
shamrock02/25/2022
shamrock
shamrock02/25/2022
Shadowlawn2
Shadowlawn211/12/2021
Shadow Lawn Area in Need of Redevelopment Investigation Report November 2017

Shadow Lawn Area in Need of Redevelopment Investigation Report November […]

, 06/08/2022
shade-tree
shade-tree02/08/2021
SFMNP
SFMNP06/02/2021
Severe weather maps
Severe weather maps05/20/2022
Settembrino Proposal

Settembrino Proposal

12/06/2023
Settembrino Contract

Settembrino Contract

12/06/2023
serene-candle
serene-candle02/08/2021
September- Adult Arts & Crafts
September- Adult Arts & Crafts08/30/2021
September Municipal Alliance
September Municipal Alliance08/30/2021
September calendar of events

September calendar of events

09/01/2021
September calendar of events

September calendar of events

09/23/2021
September 2024 calendar of events08/29/2024
September 2024 calendar of events09/09/2024
September 2023 calendar of events

September 2023 calendar of events

08/30/2023
September 2022

September 2022

08/29/2022
September 2021 - Storytime with Family
September 2021 – Storytime with Family09/01/2021
Sept. 2021 - Blood Drive
Sept. 2021 – Blood Drive08/02/2021
Sept. 16 - 26 at a glance
Sept. 16 – 26 at a glance09/16/2021
Separation and Placing for Removal; Containers

Provided by Bill Brundt for Stormwater web page

08/30/2024
Separation and Placing for Removal; Containers

Providerd by Bill Brundt for Stormwater web page

08/30/2024
seniortax
seniortax09/08/2022
Senior Vaccine List

Senior Vaccine List

03/08/2021
Senior Event 20250306
Senior Event 2025030602/07/2025
Senior Citizen Prom_001
Senior Citizen Prom_00105/05/2022
Senior Bingo with Ptak
Senior Bingo with Ptak09/13/2022
Seeking the assistance of an AICP-PP Licensed Professional Planner or professional consultancy firm

Seeking the assistance of an AICP-PP Licensed Professional Planner or […]

, 02/18/2021
security camera
securitycamera07/12/2022
secure items
secure items02/12/2024
Seastreak
Seastreak06/23/2021
Seasonal-Recreation-Attendant-2023-job-announcement
Seasonal-Recreation-Attendant-2023-job-announcement06/21/2023
Seascape Manor2
Seascape Manor211/24/2021
seafarer
seafarer05/03/2021
SeabrightService
SeabrightService06/23/2021
Sea Turtle
Sea Turtle06/14/2021
Sea Bright Decision202309

Sea Bright Decision202309

, , 09/26/2023
Screenshot_11-2-2024_11148_www.reducefloodrisk.org
Screenshot_11-2-2024_11148_www.reducefloodrisk.org02/11/2024
Screenshot 2024-02-27 103840
Screenshot 2024-02-27 10384002/27/2024
Screenshot 2024-02-12 225022
Screenshot 2024-02-12 22502202/12/2024
Screenshot 2024-02-12 222913
Screenshot 2024-02-12 22291302/12/2024
Screenshot 2024-02-12 222439
Screenshot 2024-02-12 22243902/12/2024
Screenshot 2024-02-12 222037
Screenshot 2024-02-12 22203702/12/2024
Screenshot 2024-02-12 221250
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Substantial Improvements:

The Borough of Highlands requires that if the cost of reconstruction, rehabilitation addition, or other improvements to a building equal or exceeds 50% of the building’s assessed tax value, the building must meet the same construction requirements as a new building.

Damaged buildings must also be brought up to the same standards (e.g., a residence damaged so that the cost of repairs equals or exceeds 50% of the building’s value before it was damaged must be elevated above the base flood evacuation). The assessed value of the structure shall be determined before the improvement is started, or if the structure has been damaged and is being restored before the damage or destruction occurred.

Substantial Improvements mean any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds 50 percent of the market value of the structure before the ‘start of construction” of the improvement. This term includes structures that have incurred “substantial damage,” regardless of the actual repair work performed.

To make the Substantial Improvement Determination, we compare the cost of the proposed improvement or repairs to the market value of the building (excluding land, accessory structures, and landscaping). If the resulting ratio equals or exceeds 50 percent, the existing building must be brought into compliance with NFIP requirements to elevate to or above the Base Flood Elevation (BFE).

Substantial Damage/Improvement is the ratio of the cost to repair/improve a building to the market value of the building:

Percent Damaged/Improved = Cost of Repairs/Improvements

Note:  When determining the cost of repair, donated or discounted materials must be included in their full market value and estimated as if they were purchased during a normal market transaction. When determining labor costs, self or volunteer labor must be estimated at prevailing wages for the appropriate type of construction wage scale. The only costs that may be excluded are the cost for plans, specifications, survey, and building permits. 

The following approaches have been identified to determine the value of the building:

  • A detailed estimate of the Actual Cash Value as determined by the FEMA Substantial Damage Estimator (SDE).
  • A detailed estimate of the structure’s actual cash value – the replacement cost for a building, minus depreciation percentage.
  • Property values for tax assessment purposes with adjustment by tax appraiser to reflect current market conditions.
  • The value of buildings taken from NFIP claims data (usually actual cash value)
  • Qualified estimates based on sound professional judgement made by the staff of the local building department or local or State Tax Assessor’s Office.

Items included in a Substantial Improvement Determination:

  • Materials and labor, including the estimated value of donated or discounted materials and owner or volunteer labor.
  • Site preparation related to the improvement or repair (e.g., foundation excavation or filling in basements).
  • Demolition and construction debris disposal.
  • Labor and other costs associated with demolishing, removing, or altering building components to accommodate improvements, additions, and making repairs.
  • Costs associated with complying with elevating a structure when the proposed elevation is lower than the Base Flood Elevation.
  • Construction Management and Supervision.
  • Contractor’s overhead and profit.
  • Sales taxes on materials.
  • Structural elements and exterior finished including:
    • Foundations (e.g., spread, or continuous foundation, footings, perimeter walls, chain walls, pilings, columns, posts, etc.
    • Monolithic or other types of concreate slabs.
    • Bearing walls, tie beams, trusses.
    • Joists, beams, subfloor
    • Joists, beams, subflooring, framing, ceilings.
    • Interior non-bearing walls.
  • Exterior finished (e.g., brick, stucco, siding, painting, and trim).
  • Windows and exterior doors.
  • Roofing, gutters, and downspouts.
  • Attached decks and porches.
  • Interior finish elements, including:
    • Floor finishes (e.g., hardwood, ceramic, vinyl, linoleum, stone, and wall-to-wall carpet over subflooring)
    • Bathroom tiling and fixtures.
    • Wall Finishes (e.g., drywall, paint, stucco, plaster, paneling, and marble).
    • Built-in cabinets (e.g., kitchen, utility, entertainment, storage, and bathroom).
    • Interior doors.
    • Interior finish carpentry.
    • Built-in bookcases and furniture.
    • Insulation
    • Utility and service equipment, including:
      • Heating, ventilation, and air conditioning (HVAC) equipment.
      • Plumbing fixtures, and piping.
      • Electrical wiring, outlets, and switches.
      • Light fixtures and ceiling fans.
      • Security systems.
      • Built-in appliances
      • Central Vacuum systems.
      • Water filtration, conditioning, and recirculation systems.

It should be noted that this guidance document also contains a list of costs that may be excluded from Substantial Improvements and Substantial Damage Determinations

  • Landscaping
  • Irrigation
  • Sidewalks
  • Driveways
  • Fences
  • Yard Lights
  • Swimming Pools
  • Pool enclosures
  • Detached accessory structures (e.g., garages, sheds, and gazebos)
  • Costs required for the minimum necessary work to correct existing violations of health, safety, and sanitary codes.

FEMA P-784 Substantial Damage Estimator SDE Tool (2017)

FEMA developed the SDE tool to assist State and local officials in estimating Substantial Damage for residential and non-residential structures in accordance with the requirements of the National Flood Insurance Program (NFIP) as adopted by the communities. The tool can be used to assess floods, wind, wildfire, seismic, and other forms of damage. It helps communities provide timely Substantial Damage Determinations so that reconstruction can begin quickly following a disaster.

Click here for Highlands Borough Floodplain Development Permit

FEMA Desk Reference Substantial Improvement/Damage 

Click here for FEMA Substantial Damage Estimator SDE Tool

Click here to view/Download FEMA’s Substantial Improvement Substantial Damage Rule (Unit 8)