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Frequently Asked Questions
Who do I contact to discuss a buyout of my property?
The City IS NOT currently considering buyout options for flood damaged homes. If a property owner is interested in pursuing a buyout, contact Lori Laster at the Papio-Missouri River Natural Resource District (NRD) at 402-315-1773.
How high do I have to elevate my structure?
City floodplain regulations require the lowest floor (including basements) of all new or substantially improved structures to be elevated (or dry floodproofed if non-residential) a minimum of 1.0 foot above the Base Flood Elevation (BFE). A registered land surveyor, engineer, or architect licensed in the State of Nebraska must prepare an elevation certificate for each structure to determine its BFE.
I'm ready to pull permits. What is the application process for flood-damaged property?
Two permits are required: A floodplain development permit and a building permit, which can be applied for simultaneously. The City of Omaha waives the usual $54.00 fee for the floodplain permit in this case. However, the building permit fees must still be paid. Both the floodplain development permit and the building permit may be applied for online in the City’s Permits & Inspections portal, or at the City offices, 1819 Farnam Street, 11th floor. Incomplete applications WILL NOT be accepted. To expedite the review process, it may be possible to obtain approval of the building permit while the floodplain permit review is ongoing. However, if the substantial damage estimation requires compliance with elevation criteria, BOTH the building permit plans and the floodplain permit plans must show compliance with elevation requirements. Permits will not be issued unless plans show compliance with all applicable building and zoning code requirements. A final inspection/certificate of occupancy will not be issued for a site until the floodplain development permit has been approved.
I do not agree with the substantial damage estimate provided in the letter. Is there any way to change this number?
Yes, there is an appeals process available to every property owner that sustained flood damage. If you disagree with the damage estimation, there are two things you can appeal:
- The estimated cost of damages. A contractor, licensed in the City of Omaha, may provide an estimate for the cost of repairs. However, please note that the contractor’s estimate cannot donate labor and materials for free (in the provided estimate). Standard rates and prices for these items must be included.
- The assessed value of the structure. A licensed appraiser may provide an appraisal of the value of the structure pre-flood. Please note that the City’s damage estimate, and any subsequent appraised values provided by the property owner, must be for the structure only. The value of the land is not used in determining damages/improvements for the structure.
- One or both of these items may be submitted to City Planning with the completed appeal application via email, direct mail, or hand delivery. Once an application has been received, City staff will set up a time for you to meet with staff regarding your appeal if you would like. If accepted, these values can be used to generate a new substantial damage estimation. There is no fee for filing this appeal. There is no public hearing or notification requirement for this appeal. The application form for requesting a Substantial Damage Estimation Appeal can be found at the City Planning web page. Please note that submittal of an appeal DOES NOT necessarily mean that a substantial damage determination will be reversed.
My substantial damage estimate letter says the damage is between 51% and 100%. What does that mean?
Any home damaged beyond 50% of its value is deemed “substantially damaged”. A substantially damaged home falls into one of two categories: Located within the FF-Flood Fringe; or located in the FW-Floodway. A substantially damaged home in the FF-Flood Fringe can be rebuilt/repaired in compliance with the City’s floodplain development regulations. This generally means the structure must be elevated. New or substantially improved homes in the FW-Floodway are not permitted by City Ordinance and, as such, building permits will not be issued for substantially damaged structures in the FW-Floodway.
y substantial damage estimate letter says the damage is between 0% and 50%. What does that mean?
Any home damaged less than 50% of its value is deemed not “substantially damaged”. A home that is not substantially damaged, whether located in the FF-Flood Fringe or the FW-Floodway, may be repaired/rebuilt to its pre-damage footprint and need not comply with floodplain elevation regulations. However, both a floodplain development and building permit are still required.
I haven’t received a substantial damage estimation letter.
Damage estimates are being completed and mailed to the property owner and address noted on the Douglas County Tax Assessor’s office records as quickly as possible. City Planning urges patience with this process. However, if you have questions or concerns with receiving your estimation, please contact this office and we will provide you a letter.
How do I pull permits to make repairs on my flood damaged home?
Before any permits can be issued on structures damaged by floods, a damage assessment must be
completed on the property. City inspectors have visually inspected all the properties in the Elkhorn River
valley and provided an assessment of damages. Once the damage assessment is completed, the City
can determine what permits will be required for repairs. Property owners must obtain a floodplain
development permit and building permit for each property. Contact Permits & Inspections (402-444-5350)
for building permit questions.
How do I finance an ADU?
See the ADU Financing Guide for more information.
If I build an ADU in my existing house, will the existing house be required to meet current building codes?
It depends. For the living space to meet the definition of an internal ADU there can be no access from the ADU to the existing house (primary dwelling). This means the only way to enter and exit the ADU is from the outside. If the new living space maintains interconnectivity to the primary house it does not meet the definition of an ADU and is simply a part of the main house. Under this definition, kitchens, bathrooms or closets, etc. can be added to a house, and if there is interconnectivity between both areas by means of a doorway or stair, it is not considered an ADU. If your project meets the definition of an internal ADU then the existing unaltered parts of the dwelling may remain Every part of the new ADU and the remodeled parts of the primary dwelling must comply with the current building codes including the walls and floor/ceilings, which may require modification to provide required fire separation between the two units. Smoke and carbon monoxide alarms must be provided for the ADU and primary dwelling, and provide an exit path from all parts of each unit to the exterior.
What if my business has workers who use a classification that is not on the wage determination?
- If a necessary wage classification is not included on the project’s wage determination, please see the section at the end of the document labeled “supplemental wages.” If the wage classification is not listed there, one may be requested from the Department of Labor.
- An additional wage request requires an application identifying the proposed prevailing wage and describing the work performed for the new work classification. This information is then reviewed and analyzed by the Davis-Bacon Compliance Officer and submitted to the Department of Labor for approval. It is important that wage requests are submitted at the start of the project, if not sooner, because these reviews may take up to 90 days to be completed
Do I Need To Have Experience With Davis-Bacon To Work on a Davis-Bacon Project?
- No, prior experience is not required to work on a Davis-Bacon construction project. A preconstruction meeting is held with contractors and subcontractors prior to the construction start date. This meeting reviews compliance requirements and allows contractors to ask questions and request assistance.
- During the project, contractors may also request assistance from the Davis-Bacon Compliance Officer. Technical assistance opportunities are available throughout the year, and additional training from the Omaha Planning Department can be requested.
What is a Prevailing Wage Rate?
- A prevailing wage rate is the basic hourly rate of wages and benefits paid to similarly employed workers in a given area. This is done so that the wage rates used for a construction project will reflect local wage rates.
- A wage determination will assign a prevailing wage rate to each job classification anticipated for a general construction project. Each project will have its own wage determination and its own set of prevailing wages. For example, a carpenter in Douglas County may be assigned an hourly wage rate of $30.50 and an hourly fringe rate of $16.58, which results in a prevailing wage of $47.08.
What Are The Benefits Of Certifying As A Section 3 Worker or Business?
- Being listed on the Section 3 Worker or Business Registries is useful in helping a worker or business make connections to those in the local construction industry.
- Contractors looking to hire workers may utilize the Section 3 Worker Registry, and additional training opportunities may be available to those on the registry.
- For Section 3 Businesses, the local list of businesses is shared with contractors looking to bid on Section 3 projects, and contractors are required to contact each business on the Section 3 Business Registry. Section 3 Businesses are also periodically emailed about training and technical assistance opportunities available through the City of Omaha or one of our partners.
How Do I Sign Up As A Section 3 Business?
- Businesses must complete a Section 3 Business Concern Certification form. The form can be requested from the City’s Section 3 Coordinator (see the bottom of the page).
- Once certification information has been provided, the business will be placed on the City of Omaha’s Section 3 Business Registry, which is maintained by the City and OHA and made available to those looking to hire Section 3 businesses.
How Do I Sign Up As A Section 3 Worker?
- Individuals must complete a Section 3 Worker self-certification form. The form can be requested from the City’s Section 3 Coordinator (see the bottom of the page) or the Omaha Housing Authority’s Procurement Manager (mknight@ohauthority.org) and Case Management team
- Once certification information has been provided, an individual will be placed on the City of Omaha’s Section 3 Worker Registry, which is maintained by the City and OHA and made available to those looking to hire Section 3 workers
What Should I Do If I Need Assistance With Preparing Bid Documents?
- The REACH Program can provide bidding assistance services. REACH team members can help review project specifications and requirements and help you prepare a proposal.
- These consultations may include assistance with determining appropriate labor and material costs. Assistance to contractors can be provided in both English and Spanish. In addition, a contractor may also reach out to the project contact listed on the bid document for assistance.
How Will I Know What Needs To Be Included With Bid Documents?
- The bid document will identify the documents that are required to be submitted. Some projects, like those from the Planning Department, will include a checklist that identifies the required bid submittal attachments.
- Many projects will also include a pre-bid meeting prior to the bid opening to help answer any questions contractors may have.
- There are some requirements, like SAM registration and the Nebraska State Contractor Registration, that you should have available in advance of reviewing a bid proposal.
How Will I Find Out About Contracting Opportunities?
- Contracting opportunities available through the City of Omaha or Douglas County are listed in the Douglas County Purchasing Department’s website: douglascountypurchasing.org/current-requests-for-bids-a-proposals.
- For Choice Neighborhoods projects, contractors may be notified about bidding opportunities through a number of different avenues, including the Section 3 business list, the SEB list, MBE/WBE resource providers, and the OHA contractor list.
- Contractors on the Planning Department’s approved contractor list will receive notice of bid opportunities via email
Can I be notified when applications are released? Can I be notified about upcoming public meetings?
Yes, sign up to the Housing and Community Development contact list and you will receive email notifications when applications are released, as well as information about upcoming public meetings.
Do you have a list of condemned properties?
The City of Omaha does not condemn properties.
If a property is determined to be structurally unsafe, our inspectors will place a “Danger Closed” placard on the building. Properties that are considered uninhabitable, usually receive a vacate order. In some cases, a demolition order may also be issued.
To view properties that are potentially subject to demolition, please visit the Demo Tracker at https://omaha.maps.arcgis.com/apps/webappviewer/index.html?id=8aaf4f02ae914fb9becca408128f90f9
Is it ok to route my stormwater onto the street?
No, Omaha Plumbing code 49-1733 prohibits this, May not be discharged closer than 12′ from property line.
What type of Plumbing work can be done without a permit?
Minor repair work Omaha Plumbing Code 49-301 (b) describe what may be done by homeowner or unlicensed property owner
Do I need a permit to install a new water heater ?
Yes, Omaha Plumbing Code 49-300 (a) would apply. This work must be performed by a licensed plumber and will require an inspection upon completion.
How should my master electrical license bond be formatted?
The bond for a Master Electrician must be in the amount of $12,500. The bond must list the license holder as the principal, or it may list the license holder’s DBA (doing business as) company name. The license holder must sign the bond on the principal signature line.
Can I submit my building permit before my plat is recorded?
Until your final plat is recorded, the assessor will not update any of the correct linework or new parcel information. We can not assign any new addresses nor take permits on parcels that don’t yet exist. We don’t process permits before the address, parcel, and line work are correct for a few different reasons. The main reason is we base the permitting fees off of the acreage, and if the acreage is changing with the replat you could end up overpaying or underpaying.
The incorrect linework based on the DOGIS view could end up making you have the plans on hold for zoning setbacks or building requirements. Lasty the project will be using the wrong parcel or address which we would not want in case the project has conditions/holds.
Please wait until everything is completed for the final plat, the address is assigned, and everything matches on DOGIS.
How do I apply for a peddler permit?
To apply for a peddler permit please see the attached link. Once the form is filled out you can email this to permit.info @cityofomaha.org
How can I obtain a copy of the plans for my home?
Residential building plans are only kept at the City for 3 years so if your home is over 3 years old the City will not have the plans on file anymore. If your home is within the 3 year timeline you will need to fill out a Request for Building Plans document which can be found at https://permits.cityofomaha.org/forms-documents with instructions as to what you will need to fill the form out.
Will the electrical, mechanical, and plumbing work be approved under my residential building permit?
All residential electrical, mechanical, and plumbing will need to have their own permits by their respective trades.
What would be considered as a structural repair?
Any alteration to the framing of a window, door, a load bearing wall, exterior wall, or roof would cause it to be a structural repair. All structural repairs require full plan review. If you have questions on if the scope of work is considered structural please email permit.info@cityofomaha.org
Who do I contact to discuss a buyout of my property?
The City IS NOT currently considering buyout options for flood damaged homes. If a property owner is interested in pursuing a buyout, contact Lori Laster at the Papio-Missouri River Natural Resource District (NRD) at 402-315-1773.
How high do I have to elevate my structure?
City floodplain regulations require the lowest floor (including basements) of all new or substantially improved structures to be elevated (or dry floodproofed if non-residential) a minimum of 1.0 foot above the Base Flood Elevation (BFE). A registered land surveyor, engineer, or architect licensed in the State of Nebraska must prepare an elevation certificate for each structure to determine its BFE.
I'm ready to pull permits. What is the application process for flood-damaged property?
Two permits are required: A floodplain development permit and a building permit, which can be applied for simultaneously. The City of Omaha waives the usual $54.00 fee for the floodplain permit in this case. However, the building permit fees must still be paid. Both the floodplain development permit and the building permit may be applied for online in the City’s Permits & Inspections portal, or at the City offices, 1819 Farnam Street, 11th floor. Incomplete applications WILL NOT be accepted. To expedite the review process, it may be possible to obtain approval of the building permit while the floodplain permit review is ongoing. However, if the substantial damage estimation requires compliance with elevation criteria, BOTH the building permit plans and the floodplain permit plans must show compliance with elevation requirements. Permits will not be issued unless plans show compliance with all applicable building and zoning code requirements. A final inspection/certificate of occupancy will not be issued for a site until the floodplain development permit has been approved.
I do not agree with the substantial damage estimate provided in the letter. Is there any way to change this number?
Yes, there is an appeals process available to every property owner that sustained flood damage. If you disagree with the damage estimation, there are two things you can appeal:
- The estimated cost of damages. A contractor, licensed in the City of Omaha, may provide an estimate for the cost of repairs. However, please note that the contractor’s estimate cannot donate labor and materials for free (in the provided estimate). Standard rates and prices for these items must be included.
- The assessed value of the structure. A licensed appraiser may provide an appraisal of the value of the structure pre-flood. Please note that the City’s damage estimate, and any subsequent appraised values provided by the property owner, must be for the structure only. The value of the land is not used in determining damages/improvements for the structure.
- One or both of these items may be submitted to City Planning with the completed appeal application via email, direct mail, or hand delivery. Once an application has been received, City staff will set up a time for you to meet with staff regarding your appeal if you would like. If accepted, these values can be used to generate a new substantial damage estimation. There is no fee for filing this appeal. There is no public hearing or notification requirement for this appeal. The application form for requesting a Substantial Damage Estimation Appeal can be found at the City Planning web page. Please note that submittal of an appeal DOES NOT necessarily mean that a substantial damage determination will be reversed.
My substantial damage estimate letter says the damage is between 51% and 100%. What does that mean?
Any home damaged beyond 50% of its value is deemed “substantially damaged”. A substantially damaged home falls into one of two categories: Located within the FF-Flood Fringe; or located in the FW-Floodway. A substantially damaged home in the FF-Flood Fringe can be rebuilt/repaired in compliance with the City’s floodplain development regulations. This generally means the structure must be elevated. New or substantially improved homes in the FW-Floodway are not permitted by City Ordinance and, as such, building permits will not be issued for substantially damaged structures in the FW-Floodway.
y substantial damage estimate letter says the damage is between 0% and 50%. What does that mean?
Any home damaged less than 50% of its value is deemed not “substantially damaged”. A home that is not substantially damaged, whether located in the FF-Flood Fringe or the FW-Floodway, may be repaired/rebuilt to its pre-damage footprint and need not comply with floodplain elevation regulations. However, both a floodplain development and building permit are still required.
I haven’t received a substantial damage estimation letter.
Damage estimates are being completed and mailed to the property owner and address noted on the Douglas County Tax Assessor’s office records as quickly as possible. City Planning urges patience with this process. However, if you have questions or concerns with receiving your estimation, please contact this office and we will provide you a letter.
How do I pull permits to make repairs on my flood damaged home?
Before any permits can be issued on structures damaged by floods, a damage assessment must be
completed on the property. City inspectors have visually inspected all the properties in the Elkhorn River
valley and provided an assessment of damages. Once the damage assessment is completed, the City
can determine what permits will be required for repairs. Property owners must obtain a floodplain
development permit and building permit for each property. Contact Permits & Inspections (402-444-5350)
for building permit questions.
How do I finance an ADU?
See the ADU Financing Guide for more information.
If I build an ADU in my existing house, will the existing house be required to meet current building codes?
It depends. For the living space to meet the definition of an internal ADU there can be no access from the ADU to the existing house (primary dwelling). This means the only way to enter and exit the ADU is from the outside. If the new living space maintains interconnectivity to the primary house it does not meet the definition of an ADU and is simply a part of the main house. Under this definition, kitchens, bathrooms or closets, etc. can be added to a house, and if there is interconnectivity between both areas by means of a doorway or stair, it is not considered an ADU. If your project meets the definition of an internal ADU then the existing unaltered parts of the dwelling may remain Every part of the new ADU and the remodeled parts of the primary dwelling must comply with the current building codes including the walls and floor/ceilings, which may require modification to provide required fire separation between the two units. Smoke and carbon monoxide alarms must be provided for the ADU and primary dwelling, and provide an exit path from all parts of each unit to the exterior.
Can I protest any increase in my assessed valuation?
Yes, as a property owner in the district and not a developer benefiting from the use of TIF nothing prohibits the ability to challenge the assessed valuation of your property. If you have additional questions, please email jennifer.taylor@cityofomaha.org
How is TIF used in the Urban Core?
The excess property taxes generated by the increase in development and value that will occur as a result of the installation of public transportation infrastructure (modern streetcar), the creation of a “park once” district and the more effective and efficient management of traffic and various transit uses will allow the City to continue grow and expand, encourage additional job opportunities and housing options. The increased value of property within the urban core redevelopment area will generate additional property taxes that will be used to pay the bonds issued to fund the installation of public transportation infrastructure. In the event additional funds are generated in the redevelopment area, those funds may be used to reimburse expenses associated with additional transit infrastructure or to support affordable housing.
How Do TIF Funds Subsidize Development in the TIF District?
Most states restrict the use of TIF funds to pay for public infrastructure and public structures, such as roads, sidewalks, water, and sewer lines. Many states, including Nebraska, also allow TIF to be used for site acquisition, land preparation (i.e., by demolishing buildings or decontaminating soil), preservation of older structures and to cover “soft costs” such as performing surveys.
TIF is a public funding mechanism authorized by the State of Nebraska Constitution and statutes allowing municipalities to help pay for public improvements and enhancements associated with redevelopment projects in accordance with the Nebraska Community Development Law, Neb. Rev. Stat.§§18-2101, et seq., (the “Act”). The Act allows for the use of divided property taxes to repay bonds or debt on redevelopment projects and the installation of public infrastructure that would not be economically feasible and would not have occurred in the redevelopment area without the use of TIF. The Act also allows for TIF to be used for land preparation, certain soft costs and rehabilitation costs of older structures.
Upon approval of the use of TIF, the property taxes generated on the increased value of the redevelopment project site (the tax increment) is used to repay bonds or debt for a period of years.
Will the School District, City, County, etc. lose tax revenue?
Only the increase in property taxes, the increment, which is being ‘captured’ to pay off the TIF investment will not be paid to the taxing entities for a maximum of 15 or 20 years. The taxes paid before the project continue to be paid to the taxing entities. If the TIF was not available, the project would not happen. If the project did not happen, taxing entities would lose the opportunity for the increase in revenue. After the eligible expenses reimbursed by the TIF project are paid, 100% of all taxes paid by the property owner/developer is paid to the taxing entities
Will the utilization of TIF increase the property taxes I have to pay?
No, the amount of property taxes a property owner pays annually is a result of the assessed value of the property. The utilization of TIF does not directly affect the assessed valuation or taxes levied or paid by any property owners in the city. The excess taxes generated in the redevelopment area, over time, as a result of additional development and investment in the redevelopment area, reimburses the initial investment or installation of public infrastructure of the TIF Investment with the property taxes they have to pay on the improved value of their property. Any increase in the amount of annual property taxes paid by a property owner is dictated by the tax levy and assessed value of the property, irrespective of the use of TIF.
How Does TIF Work?
When the City files a notice with the county assessor, the following occurs: 1) The base value is determined, which is the “total assessed value” of the properties last certified to the political subdivisions in the year prior to the year in which the taxes are divided; and 2) The 15 or 20 year maximum time period begins for the division of tax for the TIF project. Redevelopment project valuation, also known as the base value, means the assessed value of the taxable real property in a redevelopment project last certified to the political subdivisions in the year prior to the effective date of the provision authorizing the dividing of ad valorem tax. This means the taxable value for the real property last certified by the county assessor as of August 20th in the prior year. Redevelopment project excess value means the total assessed value of the real property in a redevelopment project for the current year less the redevelopment project base value.
The division of the real property tax is determined by subtracting the base value from the current year total assessed value to arrive at the redevelopment project’s excess value. The base value and the excess value of the TIF property are taxed at the same consolidated tax rate. The division of taxes identifies the portion of property taxes attributable to the base value and is distributed to all political subdivisions. The portion of property taxes attributable to the excess value, if any, is distributed to a dedicated fund used solely for the repayment of the debt incurred in financing the construction of a project or installation of public infrastructure.
The ONLY impact to the property owner within the Urban Core Redevelopment Area is that they will receive, and be required to pay, both tax bills. This does not mean that the property owners taxes are automatically increased, but only that the entire amount of taxes due are being divided into two “buckets” which, when added together, equal the full amount of property taxes due in accordance with the property’s assessed value.
Why Use TIF?
In order to enable the development of an area or incentivize affordable housing or economic development, the city may use tax increment financing to defray certain expenses. Essentially, the city pledges future property taxes (over and above the current pre-development tax level) to repay or reimburse expenses incurred in construction of a project or installation of public infrastructure for a period of time up to 20 years. The city and the taxing jurisdictions keep the current level of pre-development taxes and the city and taxing jurisdictions receives the full higher tax level once the TIF ends. The TIF ends either when the district term expires or earlier due to repayment of all costs reimbursed through TIF.
What is TIF?
TIF is the use of new real property tax dollars created as the result of increased development or redevelopment within a particular area. TIF allows the use of the new property taxes generated by the increased value of the property to reimburse certain expenses for public infrastructure, land acquisition, engineering services and other similar costs. The property owner pays the full amount of the annual property taxes, and those taxes associated with the “base” value of the property continue to be paid to local taxing entities while the additional taxes associated with new development or increases in assessed valuation are used to reimburse the costs of construction. Thus, the property’s total valuation is divided into two parts and the property owner(s) receives two tax bills; one for the base value, and the other for the new increased value.