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FEMA to start working with homeowners in flood zones on buyouts of destroyed homes, or elevation of homes that were partly underwater

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avlwatchdog.org – JOHN BOYLE – 2024-11-09 10:39:00

Local homeowners who lost their homes or sustained serious damage in Helene’s floodwaters can begin applying next week to a federal program that may buy the home outright, or pay to have it elevated or rebuilt at a higher level.

Steve McGugan, the state of North Carolina’s Hazard Mitigations section chief, explained at the Buncombe County Tropical Storm Helene briefing Friday how the FEMA program works. 

The Federal Emergency Management Agency provides the funding for the program, called the Hazard Mitigation Program, which the state administers.

Residents can apply for the program starting Tuesday at the FEMA location at Asheville Mall in the former Gap store location, across from Bath & Body Works. Staff will be on location from 10 a.m. to 6 p.m., Tuesday through Friday, Nov. 12-15.

“We will have a team there that will be able to answer questions, help assist you in filling out a paper application form where we get all your information,” McGugan said. “We’ll also go ahead and check your tax card to make sure we have all the proper names that need to be on the application, and signatures that we will need. We will also verify where you are located within the flood zone.”

FEMA provides funding to the state, which then flows to the community.

// Credit: North Carolina Department of Pubic Safety, Division of Emergency Management

In Buncombe, 900 homes had substantial damage from Helene, with about 300, including 75 commercial properties, totally lost, according to Buncombe County.

Three types of assistance

The program offers three types of assistance:

Acquisition: “If your property has been severely damaged and you are located in a flood hazard area and wish to relocate from that flood hazard area, you can sign up for the acquisition program,” McGugan said. “In the acquisition program, your home would be bought just as if you were selling it to another homeowner, and moving away.”

The property would be appraised based on its value the day before the storm struck, in part based on the tax valuation. That gives a base value to work from, and appraisers will also use a “multiplier” provided by the county for homes whose valuations likely have increased, he noted. Additionally, they look at comparable homes that sold before the storm hit to arrive at the appraised amount.

Upon the home’s closing, “our closing official or a closing company would basically pay off your loan, if you have a loan on the house remaining, and then the proceeds would then be handed over to you, just like a normal acquisition process,” McGugan said.

“Once that’s completed, that property would then be deeded over to the county, and the county would retain that property,” McGugan continued. “And that property would not be available to be reoccupied or be reused for housing, but in the future the county can use those properties for such things as parks, greenways, other things in their future plan that benefit the community, as well as assist in being able to prevent future flood damages from occurring.”

Raising the home: Called “Elevations,” this program is basically what it sounds like: lifting the home, typically by 2 feet, to raise it out of the flood zone.

“An elevation project is done when your home may have had a little bit of water on the first floor — one or two feet,” McGugan said. 

He showed a home before and after — on a lower brick foundation when it flooded, and then raised to a higher concrete block foundation. 

“You would move out of the home — and when I say move out, we will provide you temporary lodging while the construction process takes place,” McGugan said. “You don’t have to move any household goods out, because we pick the house up as is.”

The program can accommodate homes with Americans with Disabilities Act provisions. 

Mitigation reconstruction: “Mitigation reconstruction is done when first you requested an elevation, and we came in and determined that your home may be more damaged than was thought, and we cannot safely lift it and elevate it to the new height,” McGugan said.

“The old house would be torn down, a new foundation built that, again, is at an elevated level, and then a new home is built in place of the old home,” McGugan said, noting that these are not custom homes but contractor grade. 

The state would “move your furniture back in, set it back up, and you would move back in again,” McGugan said.

What about the cost?

McGugan stressed that there is no cost to homeowners for these programs. For example, on acquisition, FEMA pays 75 percent of the cost to acquire and demolish the property and restore the property to green space. The state pays the other 25 percent.

“There is no cost to the homeowner for this program,” McGugan said. 

Are most applications accepted?

McGugan said that a very high percentage of applications are accepted. He noted that since Hurricane Florence struck North Carolina in 2018, “if a homeowner has applied and stayed with us and did not walk away from the program, we have been able to complete their home.”

The program is voluntary, and homeowners can walk away at any point, he said, but the success rate in getting applications approved is very high.

“I will tell you that at this point, I have never not been able to get a home approved,” McGugan said. “There are many rules that go with this program and many ways that we can work together in the application to always meet a benefit-cost ratio of one, which is requirement for FEMA to approve it — that we show that the benefit-cost ratio of doing an acquisition or an elevation or a mitigation reconstruction is one.”

The state has “a lot of tools” to reach that level.

“So I have not had any denied based upon the value of a home,” McGugan said. “Really, the only thing that prevents a home from being approved is if there are issues with the title — we can’t get a clear title.”


Asheville Watchdog is a nonprofit news team producing stories that matter to Asheville and Buncombe County. John Boyle has been covering Asheville and surrounding communities since the 20th century. You can reach him at (828) 337-0941, or via email at jboyle@avlwatchdog.org. The Watchdog’s local reporting during this crisis is made possible by donations from the community.  To show your support for this vital public service go to avlwatchdog.org/support-our-publication/.

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At least 3 of 43 fatalities in Buncombe were unhoused people • Asheville Watchdog

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avlwatchdog.org – JOHN BOYLE and SALLY KESTIN – 2024-11-21 06:00:00

Asheville Watchdog is bringing you the stories behind the staggering loss of life from Helene, the children, parents, grandparents, multiple generations of a single family, all gone in one of the worst natural disasters to hit the mountains of western North Carolina. This is the seventh installment.

Buncombe County’s homeless advocates feared the worst: Helene would be deadly for the dozens of unhoused people living along the banks of rivers and streams that turned into raging floodwaters.

“We thought that the death toll just in this population was going to be up in the 20s, 30s, just because of how many people camp on the rivers,” said Alanna Kinsella, homeless services director at Homeward Bound.

Read previous installments of The Lives We Lost.

Asheville Watchdog has identified three unhoused people of the 43 who perished in Buncombe from the Sept. 27 tropical storm: Jody Henderson, an Air Force veteran described by his sister as extremely loving, Calvin “Michael” McMahan, who liked to travel and preach to people he met, and Lisa Plemmons, a cook at an Asheville nursing home who was living in her car and had been featured in a previous installment of The Lives We Lost.

About five unhoused people remain unaccounted for, Kinsella said.

“Did they leave town before? Do we have their legal name? It’s really hard to know,” she said. “It could only be one or two people that are really actually missing.”

The toll on Asheville’s homeless community turned out to be lower than feared. The Asheville-Buncombe Homeless Coalition called a Code Purple beginning the morning of Sept. 26, opening shelter space for anyone who needed it and providing free bus transportation.

Teams that included community paramedics and outreach workers visited homeless encampments to warn people near water and urge them to seek shelter. Advocates were also able to spread the word about Code Purple early because of the persistent rains ahead of the storm.

At AHOPE, a day shelter run by Homeward Bound, “so many people were coming in here at that time because people needed to get dry, they needed to get supplies,” Kinsella said. “We were really able to disseminate that information really quickly.”

Many went to shelters, “and a lot of our campers really moved into the core of town,” Kinsella said.

In the weeks after the storm, advocates have been attempting to account for everyone. Asheville’s 2024 Point-In-Time count identified 739 people without housing, most in emergency shelters or transitional housing, but 219 were camping, sleeping in cars or on the street.  

The task has been difficult because some homeless people were known only by aliases or street names.

“It really took an entire community of us to come together and say, ‘Okay, I know that person’s legal name,’ or ‘I only know them by this,’“ Kinsella said. “It was a lot of really having to piece things together.

“It may be a while before we know the full scope of who all from our community, of people experiencing homelessness, have been lost.”

Here are two of their stories.

Jody Henderson

Jody Henderson’s life never was easy, but he “was one of the most loving people you would ever meet,” said his sister, Kathy Henderson Cook.

Her younger brother struggled with bipolar disorder and was often homeless and unable to work. Henderson had a high IQ and was good looking, she said, but the disease kept him hamstrung for most of his adult life.

“He had so much going for him, but he just couldn’t put that grasp on things and just stay with it,” Cook said. “He would float off, and then he would just get kind of loopy.”

Henderson, 63, died Sept. 27, swept away by Helene’s floodwaters, according to his death certificate. 

He had been staying at the Veterans Restoration Quarters on Tunnel Road in East Asheville, but Cook said he’d spent a couple of weeks at the VA hospital for mental health treatment.

On the day before Helene, Henderson was on a “weekend pass” from the VRQ and rented a cabin along the Swannanoa River at the KOA Campground. He needed a space that would accept dogs, as he didn’t want to go somewhere without his beloved mutt and emotional support dog, Bullet.

Cook said that on Sept. 27, as the river breached its banks and the water rose, her brother was standing on top of the cabin. An evacuation team had just arrived. As he often did when his situation was dire, Henderson called his sister.

“He called me at 9:17,” Cook said. 

Their conversation was short.

“He said, ‘Sis, I love you. The evac team just arrived. I’ll call you,’” Cook said. “He hung up, and he was gone.”

A witness at the campground said “it was around 10 o’clock when the building collapsed and everything went crazy,” Cook said.

Jody Nyle Henderson grew up with Cook in Chesnee, South Carolina, and had lived in California, Utah, Nevada, North Carolina and Texas before returning to Chesnee in 2018,  according to his obituary. He attended Chesnee High School and Spartanburg Community College before joining the U.S. Air Force.

He is survived by three children, Cook and another sister, Kristi Henderson Walker. A brother, Michael Kenneth Henderson, died previously.

Jody Henderson’s emotional support dog, Bullet, survived Helene’s flooding and is now living with a friend in Maryland. // Courtesy of Kathy Henderson Cook

“His final days were in a log cabin with his beloved dog Bullet by the Swannanoa River with a view of God’s beautiful creation surrounding him as he made new friends,” his obituary states. “Bullet was adopted by one of those new friends, Chelsea of Maryland, who rescued Bullet from the flooding.”

Cook said her brother easily made friends, including Chelsea, whom he met at the campground. She did not want her last name published. 

“He’d never met her. Didn’t know her, but of course, you know — two hours with Jody — best friends,” Cook said.

Cook, who called her brother “Bo,” said his death has been difficult, and she still has “moments where I tend to struggle with emotional issues.

“But as a whole, I know this was a blessing from God,” Cook said, explaining that she always worried about her brother, especially when he stopped his medications and was unhoused. 

He would end up in need and then call to come stay with her, she said.

“He would do anything for me — he just didn’t have the ability to fight the disease,” Cook said. “And I don’t hold that against him.”

She noted that her brother suffered from “tall tale syndrome,” exaggerating facts or making up stories.

She and her sister take comfort knowing that Henderson went out with a story that would normally be hard to believe, one involving a historic storm that showed immense power and swept away entire buildings. 

They’ve also taken comfort in the outpouring of support from the community, from churches to governmental agencies.

“It was a blessing to have to lose somebody and be as fortunate as we are in a community like we live in, to have people come together,” Cook said.

– John Boyle, Asheville Watchdog

Calvin “Michael” McMahan

Calvin McMahan’s sister feared the worst after Helene when she did not hear from the big brother who never went more than a few weeks without checking in.

Calvin “Michael” McMahan liked traveling to different places and preaching to the people he met. // Courtesy of Pamela Douthit

The last she knew, McMahan, who went by his middle name, Michael, had been in Asheville, said Pamela Douthit of Bryson City. “I was wondering where he was, hoping he was okay, worried to death,” she said.

Douthit said police told the family that McMahan had drowned in the storm. His body was found Sept. 30 on Glendale Avenue along the Swannanoa River in one of the areas hardest hit by flooding.

The official cause of death was “landslide injuries,” according to his death certificate.

McMahan, 63, was the oldest of 10 children and had been unhoused for the past 15 to 20 years, his sister said.

Michael McMahan, far right, was the oldest of 10 children. Eight of the McMahan siblings are pictured in this family photo with their mother, Mildred, front. // Courtesy of Pamela Douthit

“He lived everywhere,” she said. “He had property here in Swain County, but he wanted to travel. He wanted to visit different places, so he decided being homeless was his choice.”

McMahan liked to preach to the people he met. “He testified to people,” Douthit said. “He talked about God and how free we are and how thankful we are.”

McMahan visited his sister and her husband in Bryson City from time to time and would stay for a couple of weeks. “He said he had to do God’s work, so he went on out down the road,” she said.

McMahan had been staying under a bridge near the Swannanoa. His sister said he frequented homeless shelters in bad weather and must not have known about the dangerous flooding predicted in Helene.

Michael McMahan, right, as a child with his sisters, Pamela, middle, and Kathy. // Courtesy of Pamela Douthit

“I guess it just snuck up on him. He was asleep or something,” she said. “I hate that he had to go the way he did.” 

McMahan had a son and a daughter in Florida, she said. He had been a house painter and loved the guitar, though he did not know how to play.

“Like anyone else, he made mistakes, but he tried to do the best he could do for other people,” Douthit said.

McMahan had “some trouble with the law…He changed his life, and he started working for the Lord and doing what the Lord said to do. I was proud of that,” his sister said.

“I loved him. He was a good person,” she said. “He will be missed.”

– Sally Kestin, Asheville Watchdog


Asheville Watchdog is a nonprofit news team producing stories that matter to Asheville and Buncombe County. John Boyle has been covering Asheville and surrounding communities since the 20th century. You can reach him at (828) 337-0941, or via email at jboyle@avlwatchdog.org. Sally Kestin is a Pulitzer Prize-winning investigative reporter. Email skestin@avlwatchdog.org. The Watchdog’s local reporting during this crisis is made possible by donations from the community. To show your support for this vital public service go to avlwatchdog.org/support-our-publication/.

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Worries arise that loan to Saint Augustine's University could threaten school's future

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www.youtube.com – ABC11 – 2024-11-20 17:21:21


SUMMARY: St. Augustine’s University faces significant financial struggles, with millions in debt raising alarms among community members regarding its partnership with Gothic Ventures. Concerns center on the 24% interest loan agreement, which includes a 2% management fee and collateralizes campus properties. Critics fear that failure to repay could lead to the university’s closure. Gothic Ventures, noting the university’s financial challenges, expressed a willingness to discuss modifying the loan terms. Opponents demand changes like lowering the interest rate to 9% or enabling debt transfer to alleviate the strain on the historically Black college and secure its future.

A group of leaders are worried about a $7 million loan given to Saint Augustine’s University. The group includes religious leaders, social justice advocates and SAU alumni. Together, they spent Wednesday raising awareness about the loan and pushing for a solution to the school’s financial challenges.

Story: https://abc11.com/post/saint-augustines-university-despite-financial-accreditation-struggles-leaders-join-forces-push-save-hbcu/15563919/
Watch: https://abc11.com/watch/live/11065013/
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Jurisdiction on 6 complaints split between state, counties | North Carolina

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www.thecentersquare.com – By Elyse Apel | The Center Square – 2024-11-20 16:09:00

SUMMARY: The North Carolina State Board of Elections divided six Republican complaints concerning election integrity between itself and county boards. The disputes include issues with voting registration, overseas ballots, and allegations of felons voting, particularly in the close state Supreme Court race between Republican Jefferson Griffin and Democrat Allison Riggs. Griffin initially led by 9,851 votes but trailed by 722 votes post-election. The board reached a compromise to share jurisdiction, aiming to protect election integrity. Additionally, several recount requests from Republican candidates in legislative races are pending, with deadlines for legal briefs approaching.

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The post Jurisdiction on 6 complaints split between state, counties | North Carolina appeared first on www.thecentersquare.com

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