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Substantial Improvement/Substantial Damage (SI/SD) tracking helps floodplain managers monitor cumulative improvements and damage to properties in Special Flood Hazard Areas. Forerunner automates calculations, tracks thresholds, and maintains documentation to support NFIP compliance and CRS activities.

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What is SI/SD tracking?

Under the National Flood Insurance Program, communities must track when the cumulative cost of improvements or repairs to a building exceeds 50% of the building’s market value. When this threshold is crossed, the building must be brought into compliance with current floodplain management standards. Substantial Improvement occurs when the cumulative cost of improvements over a rolling period exceeds 50% of the building’s pre-improvement market value. Substantial Damage occurs when the cost of repairing damage from any cause exceeds 50% of the building’s pre-damage market value.
The specific calculation period and rules vary by community ordinance. Your Customer Success Manager configures SI/SD record types to match your local requirements during account setup.

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How SI/SD tracking works in Forerunner

Forerunner provides two related record types that work together:

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Substantial Damage Estimate (SDE)

A calculation record that estimates the cost of repairs or improvements and compares it to the building’s market value. SDEs include automated depreciation calculations, element-by-element damage assessment, and the ability to generate linked SI/SD determination records.

Substantial Damage Estimates

Learn about SDE forms, automatic calculations, and the 50% threshold determination process

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SI/SD Determination

A determination record that documents whether a property meets the substantial improvement or substantial damage threshold. These records maintain a history of all determinations over time. Key features:
  • Links to related SDE calculations
  • Tracks determination date and type (SI or SD)
  • Documents basis for determination
  • Controls public visibility
  • Maintains historical record of all determinations

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Creating an SI/SD determination record

SI/SD records document your official determination. You can create them independently or from an SDE:
  1. Complete and save an SDE record as described above
  2. Review the SDE summary page
  3. Click Create SD record button
  4. System creates SI/SD determination with pre-populated data:
    • Property information
    • Calculation results from SDE
    • Link back to source SDE
  5. Add any additional documentation or notes
  6. Save the determination

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Independently

  1. Navigate to the property
  2. Click Add Record and select your SI/SD record type
  3. Fill out the form manually:
    • Determination type (Substantial Improvement or Substantial Damage)
    • Determination date
    • Basis for determination
    • Supporting documentation
  4. Save the record
Creating SI/SD records from SDEs ensures consistency and maintains the connection between your calculations and determinations. This is valuable for audits and CRS verification visits.

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Understanding SDE calculations

Forerunner’s SDE module performs several calculations automatically:

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Structure value calculation

  1. Market value - Assessed value, appraised value, or estimated replacement cost
  2. Depreciation - Calculated based on age and condition
  3. Depreciated value - Market value adjusted for depreciation

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Damage or improvement cost

Sum of all individual cost items entered:
  • Materials and labor
  • Contractor estimates
  • Permit valuations
  • Previous improvements (if cumulative tracking enabled)

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Percentage calculation

Damage/Improvement Cost ÷ Depreciated Structure Value = Percentage
If percentage ≥ 50%, the threshold is met.

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Invariants (calculated fields)

SDEs store calculated values as “invariants” that persist for export and reporting:
  • Total structure cost
  • Total depreciation
  • Depreciated value
  • Total damage/improvement cost
  • Percentage of value
These values remain fixed even if the SDE form structure changes, ensuring historical records remain accurate.

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Tracking cumulative improvements

Many communities track cumulative improvements over a rolling period (e.g., 10 years). Your Customer Success Manager can configure your SI/SD record types to support this: Rolling period tracking:
  • System identifies all improvements within the specified timeframe
  • Calculates cumulative costs
  • Compares total to building value
  • Flags when threshold is approaching
Excluded improvements:
  • Option to mark certain improvements as excluded (e.g., required repairs)
  • Documentation requirement when excluding costs
  • Maintains audit trail of exclusions
Cumulative tracking requirements vary significantly by local ordinance. Work with your Customer Success Manager to configure tracking rules that match your community’s regulations.

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Public visibility and transparency

SI/SD records can be shared with property owners through your public website:

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Visibility controls

Public by default - Configure SI/SD record types to be visible on the public portal, allowing property owners to view determinations. Hidden by default - Alternatively, SI/SD records can default to hidden, requiring manual approval before public visibility. Account-level setting - Your public website settings include an option to hide all SI/SD records from public view, regardless of individual record settings. If an SI/SD record is hidden from public, all related SDE records must also be hidden. This prevents property owners from seeing calculation details while hiding the determination.
Many communities choose to make SI/SD determinations public to promote transparency, but hide draft SDEs until the determination is finalized. Your CSM can help configure this workflow.

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Exporting SI/SD data

SI/SD and SDE records can be exported for reporting, analysis, and CRS documentation:

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Export formats

  • CSV - Spreadsheet format with all field values and calculations
  • Shapefile - GIS format with spatial data for mapping
  • GeoPackage - Modern GIS format for advanced spatial analysis

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What’s included

Exports contain:
  • All form field values
  • Calculated invariants (structure cost, depreciation, percentage, etc.)
  • Property information (address, parcel ID, coordinates)
  • Record metadata (created date, created by, last updated)
  • Links to related records (SDE ↔ SI/SD connections)

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Export process

  1. Navigate to Records > SI/SD
  2. Filter to desired records (date range, threshold status, etc.)
  3. Click Export data
  4. Select record type and format
  5. Receive email with download link
Learn more about Exporting Records.

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Mobile data collection

SDEs and SI/SD records can be created from the mobile app during field inspections: Field workflow:
  1. Inspector navigates to property on mobile device
  2. Opens property details and creates new SDE record
  3. Captures photos of damage or improvements
  4. Enters cost estimates
  5. Saves record (syncs when online)
  6. Reviews SDE summary in office
  7. Creates official SI/SD determination
The mobile app supports offline data collection, so inspectors can work without connectivity and sync when they return to the office.

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Integration with other workflows

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Preliminary Damage Assessments

Connect PDAs to SI/SD tracking:
  1. PDA identifies property with significant damage
  2. Create SDE to calculate damage percentage
  3. If threshold exceeded, generate SI/SD determination
  4. Track compliance requirements

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Elevation Certificates

  • View property’s Elevation Certificate data when creating SDE
  • Use EC information to inform compliance requirements
  • Link EC uploads to SI/SD determination records
Learn more about Elevation Certificates.

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Permit applications

  • Reference SI/SD determinations during permit review
  • Require compliance documentation for substantial improvements
  • Track permit conditions related to SI/SD findings
Learn more about Permits and EC Submission.

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CRS documentation benefits

Proper SI/SD tracking supports several CRS activities: Activity 430 (Higher Regulatory Standards) - Documents enforcement of substantial improvement/damage requirements Activity 440 (Flood Data Maintenance) - Maintains records of development in floodplain Activity 540 (Drainage System Maintenance) - Tracks improvements that affect drainage Activity 610 (Flood Warning and Response) - Documents post-disaster damage assessments
Forerunner’s SI/SD tracking is designed to support CRS verification visits. All calculations, determinations, and supporting documents are organized and easily exportable for review.

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Common use cases

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Post-disaster damage assessment

After a flood or other disaster:
  1. Create PDAs for affected properties
  2. Create detailed SDE records for properties with significant damage
  3. Calculate damage as percentage of building value
  4. Generate SI/SD determination for properties exceeding 50%
  5. Track compliance actions and rebuild permits

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Renovation permit review

When reviewing building permit applications:
  1. Check property for existing SI/SD records
  2. If cumulative tracking enabled, sum recent improvements
  3. Create new SDE to calculate proposed improvement impact
  4. If new work pushes total over 50%, flag for compliance requirements
  5. Document determination in SI/SD record
  6. Attach to permit approval documentation

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Proactive compliance monitoring

For ongoing monitoring:
  1. Configure alerts for properties approaching 50% threshold
  2. Review improvement permits and create SDEs
  3. Track cumulative costs over rolling period
  4. Contact property owners as they approach threshold
  5. Document determinations and compliance actions

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Getting help with SI/SD configuration

SI/SD tracking requires specialized configuration to match your local ordinance. Your Customer Success Manager can help with:
  • Calculation methods - Configure depreciation formulas and market value sources
  • Rolling period rules - Set up cumulative tracking over time
  • Threshold alerts - Create notifications as properties approach 50%
  • Form customization - Add fields specific to your requirements (or customize yourself if the Record Builder is enabled)
  • Public visibility - Configure default visibility and approval workflows
  • Integration setup - Connect SI/SD tracking to permits, inspections, and other workflows
  • Staff training - Provide guidance on using SI/SD features effectively
Contact your Customer Success Manager to discuss your community’s SI/SD tracking needs and ensure your configuration supports compliant, efficient workflows.