09/17/2026
Cambridge City outlines appeal process for flood-damaged properties
CAMBRIDGE CITY, Ind. — Cambridge City has released new guidance for flood-affected property owners who received a substantial damage determination of 50% or greater, explaining how to review and appeal the determination before rebuilding begins.
A property is considered substantially damaged when officials determine the cost of restoring the structure to its pre-damage condition equals or exceeds 50% of the home’s pre-flood value.
Town officials said they understand receiving a determination of 50% or greater can be confusing and concerning, and are encouraging property owners to carefully review both the determination and the information used to calculate it.
Residents have the right to ask questions, submit additional documentation and appeal a substantial-damage determination.
The basic appeal process is the same for homes located in both the regulatory floodway and the flood fringe, although additional Indiana Department of Natural Resources review may be required for properties in the floodway if reconstruction moves forward.
Property owners who receive a substantial-damage notice should first review the pre-flood value assigned to the property, repair estimates, photographs and other information used in the determination. Residents who have additional documentation, such as an appraisal, contractor estimate or insurance estimate, are encouraged to gather those records.
The next step is to discuss the determination with Cambridge City’s floodplain administrator. Property owners can ask questions and submit additional information for consideration. The town may revise a determination if new information supports a different result.
If a property owner continues to disagree with the determination, a written appeal may be filed with the Cambridge City Board of Zoning Appeals (BZA) within the required time period. Supporting documentation should be included with the appeal.
The BZA will then review the evidence and hold a hearing. The board may affirm, modify or overturn the substantial-damage determination. The property owner will receive a written decision afterward.
If the determination is reduced below 50%, the owner may proceed with repairs after obtaining the appropriate permits. For homes located within the regulatory floodway, Indiana DNR review may still be required depending on the work proposed.
For properties located in the flood fringe, DNR review is generally not required when a determination falls below the 50% threshold, although other permits may still apply.
If the determination remains at 50% or greater, reconstruction must comply with current floodplain requirements, including elevation to the required Flood Protection Grade.
Town officials are warning residents not to begin permanent reconstruction until they have obtained all necessary approvals. Emergency work intended to prevent additional damage may still be permitted.
Town officials said the goal is to ensure affected residents understand what a substantial-damage determination means, what options are available and what steps must be completed before permanent repairs or reconstruction begin.
