The original deadline set by the town for residents and businesses with Emergency Temporary Placement Permits, for structures like trailers, to be removed by September 23, 2025 may be extended for some people. Here’s everything you need to know.
There are 158 residential permits and 51 commercial permits now on the books set to expire next month. On Monday, the Fort Myers Beach Town Council passed a resolution extending the deadline to June 1, 2027 for any resident or business owner that has an Emergency Temporary Placement Permit that can prove to Town Manager Will McKannay they are experiencing hardship.
So the first big question is; What is the town’s definition of a hardship? The resolution states that a hardship must be due to action by a third party or other circumstance out of the property or business owner’s control. There are 9 ways to fall under the hardship rule, according to the new ordinance:
1. Delay in processing Elevate Florida application
2. Delay in obtaining construction mortgage or refinancing
3. Delay based on an inability to find licensed professionals to rebuild
4. Delay due to a dispute with a licensed professional or insurance adjustor/carrier 5. Delay due to the lack of available equipment/materials to complete construction 6. Hardship due to inability to sell property
7. Hardship due to inability to secure alternative location to operate business or residence
8. Hardship due to delay in permitting process
9. Hardship due to extended family illness/death of property or business
Number 7 on the town’s list is most likely going to be used by many of the applicants. The prices for both commercial and residential properties on Fort Myers Beach are sky high and easy to prove.
The process to apply for an extension will begin on September 2nd. Residents will pay a $100 fee to be considered and businesses will pay a $200 fee. The fee can be waived if an applicant proves there’s a hardship. Again, McKannay makes the call on that. When it’s ready the application will be posted to the town’s website.
The burden is on the property or business owner to provide: 1) documentation of the hardship; and 2) a plan for resolving the hardship, to McKannay to obtain the extension. In addition, any extension for a residential permit requires that the property owner reside in the home full-time and not have a second home elsewhere. The holder of any extended permit must comply with all of the town’s floodplain regulations, which incorporate federal regulations adopted by FEMA. Every permit must also include an evacuation plan.
Structures with a permit, which is non-compliant as required by the town floodplain regulations or if the permit is not extended will be sent to the code enforcement department where the violation and potential fine process will begin. No new Emergency Temporary Placement Permits are being issued by the town.
What this means for
businesses like The Goodz, Mom’s, and other businesses on the island will be determined by this new process and whether or not they can prove hardship. The Goodz has submitted a plan to rebuild. They are operating from a piece of property across the street from where they plan to build. Can they stay open where they are now until the new building is ready?
The intent of the original ordinance was to help property owners live on their land while they put a plan in place to rebuild. It was never intended to be permanent.
If you are denied an extension you are eligible to appeal that process to the town magistrate.
The second big question is; What will FEMA say about this? The Town was notified by FEMA that several of its emergency use permits were issued to non-compliant structures in violation of the town’s floodplain regulations and the town proceeded to revoke those permits. McKannay said he’s confident FEMA is OK with this latest change by the town. The town is expected to get off probation in November and get their 25% National Flood Insurance Program discount back next April. During a 3-day visit last month FEMA identified over 200 properties that the town has been working on answering questions about.
It’s been 3 years! While I do have empathy for those who are truly making consistent efforts to try to rebuild, I’m confident that is not the case for everyone. The Town has to put a SOLID stake in the sand at some point and stop asking for extensions!! Otherwise, there is no doubt some will still be living in and operating businesses out of trailers 10-15 years from now!
While the Mayor/Town Council/Town Manager appear to be putting a lot of effort towards continuing to allow trailers on the beach (knowing their presence puts the island and newly built properties at more risk during a storm and more) they have demonstrated very little regard in protecting the investments/properties/rights of those who have already been able to rebuild. I can’t help but feel these folks have become the “sacrificial lambs” in all this.
The truth is we are all paying a high price for allowing these non-compliant trailers to remain on the island! Costing us more in insurance for those who have rebuilt (loss of 25% discount), placing newly rebuilt properties and the island at a higher risk of damage should we have another major storm and even more concerning, risking our access to government disaster relief! Coming up on the 3rd anniversary of Hurricane Ian, this should be a huge concern! All this risk for??
We continue to hear about the property rights of those who haven’t been able to rebuild yet, but what about the rights of those who have been able to rebuild and have already invested so much? Where’s the consideration and protection of their investments/properties???
We 100% should file a Class Action Lawsuit. The Town Council also voted for a whopping 26% Property Tax Increase! We ALL need to fight this.
Many of us had to live like feral animals for months on end, unless you are a special interest. We had to drain our lives savings and take out two loans. We don’t need to be drained by lack of proper representation. We need to all band together and FIGHT!
The next town meetings are September 11th, and September 24th at 5:01 pm at the new Town Hall. Bring your proof and your voices. It’s time to stand up and take our town back.
I absolutely think our City Government has lost its mind. They don’t care a hoot about anyone on the Island. City officials who should have FMB’s best interest at heart are holding back progress. Property isn’t selling, prices are down because there is no progress happening. Although I will assure you our taxes will go up.
The degree of a person’s hardship has absolutely nothing to do with the damage these temporary structures can do to public and private property. The FEMA regulations are not a punishment. The rules are about protection. They are designed to protect all of FMB. Exceptions weaken this protection. For these past three years, the allowed exceptions provided a window, with risk, for property owners and the town to clean up and rebuild to make the island a safe place. The island has returned to safe living…with some unforgivable exceptions where the town has not firmly acted to eliminate unsafe property. The town’s responsibility is to protect what has been restored at great cost to everyone, including all the taxpayers.
BRAVO Janet!!
Well said Janet!
Very curious to know how all these FEMA regulations will affect the Food Truck Park development Town Council approved back in April, 2025! I see no difference with this food truck park and other trailers on the beach FEMA has cited as non-compliant. This development is expected to reside in a VE12-VE11 flood zone area (beach side of Estero) and plans were APPROVED to have a GROUND LEVEL building structure with 5 food trailers. In addition, this project was approved while the town was still on probation with FEMA for non-compliance and Town was unsure what the FEMA directives were even going to be! Yet, they approved this project anyway! Risking our 25% discount in the National Flood Insurance Program and even more important, potential access to government assistance should there be another disaster!!! Irresponsible! Wonder what FEMA representatives would think about this?
Grounds for a class action lawsuit. The loss of the 25% discount for over 5000 policy holders is costing millions in additional premiums. Policy holders have the right to get that money back due to the negligence of the town.
My policy went up $1,000 because of the lost discount. Yes, it’s time to sue. Why should we have to lose more money because our town council/mayor were not able to figure out how to be compliant and allowed some people to do as they pleased. We are the only town/city that lost our discount IN THE STATE!
Hey Don,
Won’t food trucks be movable if a hurricane is on the way?
Isn’t that the FEMA rules?
Easily moved?
It sounds like you just don’t want the food truck park
Yes, they are supposed to be “movable” prior to a storm/hurricane to be compliant with FEMA, but I questioned why a Food Truck Park with 5 trailers would be treated any different than the existing Food Trucks operating on the island that are deemed non-compliant by FEMA, ie., Mom’s food Truck, Goodz, and other movable trailers on the beach? Based on this article, these existing commercial truck vendors are deemed non-compliant by FEMA and therefore the Town is saying these folks have to demonstrate “hardship”, showing evidence they have plans to build, move, etc. etc., so they can continue to operate out of their trailer for another year or two, but yet the Food Truck Park trailers would be allowed to operate just as they are, ground level on a pad? Seems like a double-standard to me!
What about the people that have parked trailers on their lot and use it as a weekend get away? How about the trailers that are just sitting empty and the owner isn’t even under contract to rebuild? If and when we have another hurricane we will have abandoned trailers smashing through our homes. The damage that was done to my home during Ian was from other people’s homes falling apart and bashing into my home. I WAS THE ONE who paid 25K to have their debris removed from my land and paying for the damage caused was even more. What is the town doing to help increase the values of the properties so they do have a chance to sell? Allowing the island to turn into a trailer park is not going to help. I travel all over Florida for my work and I visit hurricane hit areas and none of the other towns/cities look like ours. How many of the comments posted here saying it is OK for these people who have trailers parked on their lot that is not selling, are really homeowners? I think we have a lot of keyboard warriors who live in other states who voice their opinions. If you are under contract then you should be allowed to have a trailer. If you have a lot that is not selling, that is not an excuse, OR if you just park a trailer as a get away…..that is not acceptable.
AGREE! 68-88% drop in SALES since 2023 and 20% drop in values, year-over-year in values since 2023. We are in bad shape compared to any other town or city. The town is allowing trailers on lots that NEVER had ANYTHING on it but grass prior to Ian! We need to fight this.
Class action lawsuit
What about those who are in a trailer that was issued a permit 2 years after Ian on a vacant lot? What about the trailers that have no one in them? Are you prepared to rescue said people during a hurricane? I did. They are from out of state. Excuses, excuses. 5 trailers around me, 5 of them are all non-compliant with FEMA. Why build when you can still print out a TPP form today and buy a lot. Why build when you can save thousands and thousands in insurance fees and mortgage payments while I had to jump through hoops just to get stairs. Who’s going to tow these empty trailers, yard toys, fences, etc, when another storm surge hits? FEMA and the town said this was for temporary emergency housing but they have opened it up to everyone with no end in sight. This was not what the program was designed for. 3 years and going? I have to pay more in insurance and taxes to foot the bill? Crazy talk.
Wow! Some must have a roof over there heads.
Our property was scheduled for demo (finally) on 7/7/25. The insurance company stepped in (again) and stopped it…wanting to “take another look.” LOOK AT WHAT!!!???
We’ve had legal representation from the beginning. Between bureaucracies — corporate and government; outdated government rules and regs; new ordinances; and evidently impatient neighbors, the road to rebuild is long and painful.
One knows hardship when they are experiencing it! Maybe not so much when they’re reading about it.
I’m not living in an RV or trying to maintain my livelihood out of a trailer but I GET IT!
Three years is a drop in the bucket to reach normalcy on FMB — just ask folks from Mexico Beach, and Lahaina — tho FMB will NEVER be the fishing village it was in 1976 when we bought in paradise.
Being a good neighbor is not that hard regardless of the hardship…but there’s always one who ruins it for everyone by not filing properly.
Let’s stay united FMB Strong — Peace, love, and understanding.
So, suddenly the flood insurance discount suspension has been extended another six months, from October to April. Why did that happen?
We need to show compassion for those that do have a hardship! I believe extensions are necessary for some residents. Hooray for the people that had the finances to rebuild right away, not everyone had that privilege. Hurricane IAN created a long term, long lasting devastation for many of us. Yes, we are coming up to the 3 year anniversary of this monumental tragedy, and yes…some people are still living in RV’s…..let’s see how we can “help”!
Should we be compassionate to the people that are renting their lots out to others? How about the ones who are not rebuilding but they parked a trailer there and come once or twice for a little get away? Or rent it out to others? NOTHING is being done to help with the aesthetics of this island. WHY is the town ignoring the piles of debris, the dead landscaping, dead trees everywhere? Even if the town could make people cut down dead trees and remove old dead landscaping, it would help make the island look better. I really wish Ed would ask Allers about the garbage and dead trees and dead landscaping. I’m starting to think that they are trying to drive the prices of the homes down so that more “affordable” housing will be everywhere. Siesta Key was ground zero for Milton and yes it was just a cat 3 but the island was covered in 5-10 ft surge. They stores were opened 5 WEEKS later. 6 months after the storm you could not tell a storm had hit. How were those people able to get their homes that were lost, already being rebuilt???O Our town management is terrible. That is why we are still living on an island that looks like Baghdad.
What about compassion for the folks who live here? Trailers are not safe on a barrier island, period. We’ve already been penalized by losing our 25% discount on our flood insurance. So you think it’s ok to put people’s lives at risk of harm because people are waiting almost 3 years to do something with their home or business. Do you know how many homes have been build since ian, a lot. Even the whale has been constructed in less than 3 years. The town made a huge mistake on this one.
Why are you barking at me about the trailers? Listen,I live here full time and I can tell you I have a neighbor who are not under contract and parked a trailer and used it a few times for a get away spot. They left it there for Helene and only moved it for Milton because they were made to move it. Meanwhile their power pole was partially knocked over and damaged my fence.I can’t repair the fence until the power pole is lifted back up. If we have another hurricane that pole will probably fall and will hit my house, my pool and a palm tree of ours. I have called, emailed,etc. Nothing. When Ian was over, I had 8-12 ft of debris around 3 sides of my home. It was all the homes behind me that were broken to pieces. I had to hire people to remove all of that and those people who owned the homes had nothing to deal with. They have dead landscaping and dead trees as well. I am sick of coddling people. Yes they lost their homes but we all have lost a lot. I have had to foot the bill for all my renovations. We lost all the tools and equipment from our business as well. I didn’t even get the $750 from FEMA. So don’t be barking at me telling me I approve of all of this. We really need a class action lawsuit against the town for what they have done to us. I am sick of excuses. Their decisions are costing us our equity in our homes as well as our savings.
And for the people that do not apply for an extension…… How long are they gonna to be able to stay. Extensions, extensions, extensions. We are coming up on three years and there’s a lot of properties that have done nothing.
So you put a super high price tag on your vacant property and claim a hardship in selling it. Now you get to stay there in a trailer for another two years!
You absolutely have the right to sell your property at the market price and yes, that price is high. Eventually they sell, but to give it away, HELL no. The people who lost everything deserve to be able to recoup a little bit with the sale of their land or home.
Rules are rules and everyone knows the rules. NO EXCUSES PLEASE! Follow the codes and floodplain regulations that all towns, including island towns must follow. FMB is a rebel that’s going to lose the FEMA battle.
I really don’t think that ishappening, living in a trailer is extremely hard.
will take you for a tour of our small trailer
It is happening, Dapper. You may be one out of the 252 that are non-compliant and we have empathy for you, if you were truly here for Ian. However, the town passed out code enforcement violations with impunity after Ian and the town said it was to be in compliance with FEMA’s Coastal Guidelines for temporary housing. They didn’t want to lose their Federal Grant Money from FEMA and the town’s 25% discount. All TPP housing is required to be approved by FEMA’s standards, such as hurricane tie-downs, proper sewage disposal, etc. Have you seen what happens to salty batteries? This TPP housing was not to designed extend beyond 6 months of a disaster. Blame your town and greedy weekenders or those who never show up to an empty trailer for our disdain. No way is it safe to leave these trailers to float around with our without anyone in them in a storm surge. I personally have seen property and debris float around during Helene for said non-complaint trailers. 3 years is a long, long time.
I agree Bob! There is no doubt there will be some people who will totally abuse this issue! So more rules need to be done put in place to help prevent this from happening. BTW “Deb”, Bob didn’t say anything about “market price” If you actually READ what he wrote he said a HIGH price and no where did I read anything about giving your property away! Everyone knows the market price is high on the island but that doesn’t mean someone won’t over inflate their prices PURELY to continue living in a trailer/tent for the next two years!. I so wish people would ACTUALLY READ what others write instead of twisting others words or adding stuff purely to fit their agenda!! The fact is, this WILL be abused by some, unless more rules are in place to safe guard against them.
The fact is, allowing trailers on a barrier island is risky and irresponsible. What if someone doesn’t remove it within 4 hours of a storm? Then who’s responsible if someone is killed by a flying trailer? Floodplain regulations are in place to protect petiole and property. Not adhering to them is negligible.
Perhaps it is “my bad” as I tend to believe that people choose to be moral and good instead of corrupt and bad. I watch the MLS and the majority of current properties (land) are consistent with market value. Could that change to suit someone’s interest? Sure, I don’t doubt that and as such will continue to watch trending prices.