--- title: "What Helene and Milton did in Tampa Bay: facts for builders" description: "Official National Hurricane Center numbers for Helene and Milton in Tampa Bay, and what the City of Tampa and Hillsborough County say about rebuilding." url: https://build813.multisites.ai/journal/what-helene-and-milton-did-in-tampa-bay publisher: Halo Homes phone: +1-813-956-1972 quote: https://build813.multisites.ai/contact --- ![Primary bath with a black steel-framed glass shower and a soaking tub](https://build813.multisites.ai/_astro/ladoga-bath.CEDU7A0o_Z1bCtoz.avif) # What Helene and Milton did in Tampa Bay: facts for builders The National Hurricane Center reports that Helene pushed 5 to 7 feet of storm surge into Tampa Bay in 2024. Milton brought only 1 to 2 feet of surge to the bay but record river crests from rain. Both storms made flood rules, elevation and the 50 percent rule matter to builders. Published October 29, 20264 min read5 sources ## What did Helene do in Tampa Bay? Helene pushed a large storm surge into the bay, even though it made landfall far to the north. The National Hurricane Center (NHC) final report says, “Within Tampa Bay, maximum storm surge inundation of 5 to 7 ft AGL occurred.” AGL means above ground level. Storm surge is seawater pushed onto land by a storm, and it is separate from rain flooding. The report gives gauge readings too. The tide gauge at East Bay measured 7.2 feet above mean higher high water (MHHW), which is the average height of the higher of the two daily high tides. The gauge at Old Port Tampa read 6.83 feet, and the one at St. Petersburg read 6.31 feet. The report also counts damage. It says Helene destroyed at least 419 homes in Pinellas and Hillsborough Counties combined. At least 18,512 structures suffered major damage in those two counties. Another 13,909 had minor or moderate damage. These are NHC figures for the whole bay. Surge was not the same on every street, so they do not predict one address. ## What did Milton do in Tampa Bay? Milton flooded Tampa mostly through rain. The NHC says Milton made landfall as a category 3 hurricane on Siesta Key, and the winds near Tampa Bay were mostly offshore. As a result, the report says only 1 to 2 feet of surge occurred in Tampa Bay. The report notes a sharp surge gradient north of the landfall point. Rain was the larger story here. The report says heavy rain caused “widespread river and urban flooding, particularly in the St. Petersburg-Tampa area where record-high crests were recorded on the Hillsborough River.” The highest storm total in the report was 20.40 inches near St. Petersburg. ## How do the two storms compare? Storm Main flood cause in Tampa Bay NHC figure Source Helene (September 2024) Storm surge 5 to 7 ft above ground in the bay Helene report Milton (October 2024) Heavy rain, river flooding 1 to 2 ft of surge in the bay; record Hillsborough River crests Milton report The lesson is simple. One storm flooded from the bay side. The next flooded from the rain and river side. A home can face both kinds of risk. For the vocabulary, see [storm surge](https://build813.multisites.ai/glossary/storm-surge) and [base flood elevation](https://build813.multisites.ai/glossary/base-flood-elevation). ## What do the 50 percent rule and permits mean after a storm? Hillsborough County published a recovery page on the 50 percent rule after the storms. The page says the rule applies to people who live in a FEMA Special Flood Hazard Area in Hillsborough County. Under the County’s wording, if the cost of repair, reconstruction, rehabilitation or addition equals or exceeds 50 percent of a building’s market value, the entire structure must comply with current floodplain requirements. Three details from the County page matter to builders: - County costs include permits pulled in the prior 12 months from the date of your most recent permit application. - You can use the Property Appraiser’s market value or a state-licensed appraiser’s value. - Cosmetic repairs such as drywall do not need a permit, but they still require the Substantial Damage Packet to be submitted to the County for review. The County page speaks for Hillsborough County. It does not say whether that process applies inside the City of Tampa. The City’s flood page has its own note: if improvements or repairs exceed 50 percent of a home’s value in an “A” or “V” zone, the house must meet current code, including elevation above the base flood elevation. Read both pages and ask which office handles your address. Our glossary explains the [FEMA 50 percent rule](https://build813.multisites.ai/glossary/fema-50-percent-rule), and [substantial damage](https://build813.multisites.ai/glossary/substantial-damage), which has its own entry. ## What does a builder need to prove for a flood zone lot? The City of Tampa asks for an elevation certificate. Its flood page says that to build in a FEMA special flood hazard area, you must provide an Elevation Certificate with your construction permit application. A Professional Engineer or Professional Land Surveyor must complete it. An [elevation certificate](https://build813.multisites.ai/glossary/elevation-certificate) records how high the lowest floor sits against the base flood elevation. The City also offers a free flood zone check by phone. Call the Stormwater Department at (813) 274-3101 and give a street address. Read our page on [building in a flood zone in Tampa](https://build813.multisites.ai/build-in-a-flood-zone-tampa) for the full permit path. ## What should owners do with this information? Use these facts as a checklist, not a forecast: 1. Look up the flood zone for your address before you buy or plan work. 2. Ask the City or County whether the 50 percent rule could apply to a repair or remodel. 3. Get a market value from the Property Appraiser or an appraiser before you scope the work. 4. Plan elevation and drainage at the start of design, not at the end. 5. Keep records of the damage and each repair cost, since the rule counts them. Storm design also covers wind, which these flood notes do not. ## What is the next step? If a storm affected your home or lot and you want to talk through a rebuild or a new custom home, call Halo Homes at (813) 956-1972 or write through the [contact page](https://build813.multisites.ai/contact). Bring your flood zone result and any damage records. You can also read about [custom home construction](https://build813.multisites.ai/services/custom-home-construction). ## Frequently asked questions ### How high was Helene's storm surge in Tampa Bay? The National Hurricane Center says maximum storm surge inundation within Tampa Bay was 5 to 7 feet above ground level. The tide gauge at East Bay measured 7.2 feet above mean higher high water. Surge was lower or higher elsewhere on the coast, so check your own address. ### Was Milton a surge storm or a rain storm for Tampa? For Tampa Bay it was mostly a rain storm. The National Hurricane Center says Milton produced 1 to 2 feet of surge in Tampa Bay but heavy rain that caused record-high crests on the Hillsborough River. Different storms flood different places, which is why flood zone maps matter. ### What is the 50 percent rule after a hurricane? In a FEMA special flood hazard area, if repairs or improvements equal or exceed 50 percent of a building's market value, the whole building must meet current floodplain rules. Hillsborough County explains this for its area. The City of Tampa has a matching note on its flood page. ## Terms on this page - [Special flood hazard area](https://build813.multisites.ai/glossary/special-flood-hazard-area) - [Elevation certificate](https://build813.multisites.ai/glossary/elevation-certificate) - [Base flood elevation](https://build813.multisites.ai/glossary/base-flood-elevation) - [FEMA 50 percent rule](https://build813.multisites.ai/glossary/fema-50-percent-rule) - [Substantial damage](https://build813.multisites.ai/glossary/substantial-damage) - [Storm surge](https://build813.multisites.ai/glossary/storm-surge) ## Sources 1. [National Hurricane Center: Hurricane Helene Tropical Cyclone Report](https://www.nhc.noaa.gov/data/tcr/AL092024_Helene.pdf) 2. [National Hurricane Center: Hurricane Helene Tropical Cyclone Report (homes destroyed)](https://www.nhc.noaa.gov/data/tcr/AL092024_Helene.pdf) 3. [National Hurricane Center: Hurricane Milton Tropical Cyclone Report](https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf) 4. [Hillsborough County: Rebuilding and Repair After a Hurricane](https://hcfl.gov/residents/stay-safe/storm-recovery-resources/storm-recovery-resources-guide/rebuilding-and-repair-hurricane-recovery) 5. [City of Tampa: Flood Information](https://www.tampa.gov/tss-stormwater/info/flood) Written for Halo Homes and checked against the sources above on October 29, 2026. City, county and code rules change, so check the linked page before you act. ## Keep reading - [Can you build a new home in a Tampa flood zone? What FEMA zones X, A, AE and VE meanYes. You can build a new home in most Tampa flood zones if the design meets the rules for that zone. In a FEMA special flood hazard area, the City needs an elevation certificate with the permit application. The lowest floor must sit at or above base flood elevation plus 1 foot, or the design flood elevation if higher.](https://build813.multisites.ai/build-in-a-flood-zone-tampa) - [The FEMA 50 percent rule when you repair or rebuild in TampaThe FEMA 50 percent rule says that if repair or improvement costs equal or exceed 50 percent of a building's market value, the whole structure must meet current floodplain rules. It applies in Special Flood Hazard Areas. Hillsborough County and the City of Tampa each run their own process.](https://build813.multisites.ai/guides/fema-50-percent-rule-rebuild-tampa) - [Hurricane-resistant construction in Tampa Bay: what the code requires and what to askHurricane-resistant construction in Tampa Bay follows the Florida Building Code, 8th Edition (2023), effective December 31, 2023. In a windborne debris region, the code requires protected glazed openings, so impact-rated glass or approved shutters. Whether your lot sits in that region depends on the site's design wind speed. Confirm it with the building department.](https://build813.multisites.ai/hurricane-resistant-construction-tampa) - [Elevation certificates for a new home in TampaAn elevation certificate is a FEMA form that records a building's elevations against the flood map. In Tampa, a permit application in a flood hazard area needs one, prepared by a Professional Engineer or Professional Land Surveyor. Hillsborough County asks for three, at drawings, foundation and finish.](https://build813.multisites.ai/guides/elevation-certificates-new-construction-tampa) - [Base flood elevation and freeboard for a Tampa homeBase flood elevation (BFE) is the height that water reaches in a flood with a 1 percent chance of happening in any year. Freeboard is extra height added above it. Together they help set how high a new Tampa home's lowest floor sits. Confirm the current number with the City.](https://build813.multisites.ai/guides/base-flood-elevation-and-freeboard-tampa) - [Building a New Home in the Hyde Park Historic DistrictNew construction in the Hyde Park local historic district needs a Certificate of Appropriateness from the City's Architectural Review Commission before a building permit issues. The Hyde Park design guidelines judge scale, massing, setback, materials and more. They do not dictate a style. Contact City staff early.](https://build813.multisites.ai/guides/building-in-hyde-park-historic-district) ![Aerial view of a pool courtyard with a turf lawn and lounge chairs](https://build813.multisites.ai/_astro/aerial-courtyard.CWFzQcEK_Z1rNHJ5.avif) ## Start your home. Tell Halo about your lot, your plans and your timing. A call or a short note is enough to begin. [Start your home](https://build813.multisites.ai/contact) Or call [(813) 956-1972](tel:+1-813-956-1972)