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Substantial Damage Estimates (SDEs) are specialized calculation records that help floodplain managers determine whether damage to a property exceeds 50% of its market value. SDEs include automated calculations and element-by-element damage assessment, and saving a complete SDE adds a linked entry to the property’s SI/SD tracking.

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What is an SDE?

An SDE is a detailed calculation record that estimates damage costs and compares them to a building’s market value. When the calculated percentage reaches or exceeds 50%, the property qualifies as substantially damaged under NFIP requirements and must be brought into compliance with current floodplain standards. Key capabilities:
  • Element-by-element damage assessment with pre-configured percentages
  • Automatic percentage calculation (damage cost ÷ market value)
  • Summary page with formatted calculation breakdown
  • Automatic linked SI/SD entry when you save a complete SDE
SDEs are calculation records that feed into SI/SD Tracking. When you save a complete SDE, Forerunner adds the damage entry to the property’s SI/SD tracking for you.

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SDE form types

Forerunner provides two SDE form configurations optimized for different building types:

Residential SDE

For single-family homes, townhouses, manufactured homes, and other residential structures

Non-Residential SDE

For commercial buildings, public facilities, and other non-residential structures

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Residential SDE fields

General information:
  • Inspector/team name
  • Event name
  • Cause of damage (flooding, earthquake, hail, wind, wildfire, winter weather, landslide, tornado, etc.)
  • Flood depth above floor and ground (if applicable)
  • Flood duration
  • Assessment date
Structure information:
  • Residential type (single family, town/row, manufactured, unknown)
  • Number of stories
  • Foundation type
  • Superstructure type
  • Roof covering
  • Exterior finish
  • Heating and cooling systems
  • Depreciation rating (prior to damage), 1-6
  • Construction quality (optional)
Base cost (replacement cost):
  • Property market value calculation method:
    • Square footage estimate (Cost per sqft ($), Sqft of property, and Geo adjustment)
    • Other replacement cost estimate
  • Replacement cost source
Element damages: Percent damage for each structural element: Market value:
  • Additional market value options (square footage estimate, automated assessed value, or other estimate)
Documentation:
  • Notes field
  • Photo uploads (up to 10 images, JPEG/PNG, 30MB per file)

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Non-residential SDE fields

Non-residential SDEs use a standard form with similar sections. The element damages are Foundation, Superstructure, Roof covering, Interiors, Plumbing, Electrical, and HVAC, and the structure information includes the structure use.

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Automatic calculations

The SDE module performs several calculations automatically as you enter data:

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Depreciation rating

The Depreciation rating (prior to damage) field has these options:
  • 1 - Very poor condition
  • 2 - Requires extensive repairs
  • 3 - Requires some repairs
  • 4 - Average condition
  • 5 - Above average condition
  • 6 - Excellent condition
Residential SDEs use a fixed depreciation rate for each rating. Non-residential SDEs also factor in the number of stories and structure use. Depreciation isn’t used in the percent damaged.

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Element breakdown

Each structural element has a standard percentage of the replacement cost. When you enter a damage percentage for an element:
For example, if the foundation represents 8% of structure cost and you assess 50% damage on a building with a $200,000 replacement cost:

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Total damage calculation

Total damages are the sum of all element damage values:

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Percent damaged

Compare the result to your community’s threshold (usually 50%) to decide if the property is substantially damaged.
The SDE summary page displays all calculations in a formatted breakdown, making it easy to review the math before finalizing your assessment.

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Creating an SDE

1

Navigate to the property

Find the property on the map or in the Properties table and open it.
2

Start a new SDE record

From the property’s Records tab:
  • Click Add
  • Select the appropriate SDE type (Residential or Non-Residential)
  • System pre-populates property information
3

Enter general information

Complete the assessment context:
  • Inspector name
  • Event name (if disaster-related)
  • Cause of damage
  • Flood details (if applicable)
  • Assessment date
4

Document structure information

Enter building characteristics:
  • Building type and configuration
  • Foundation and construction type
  • Number of stories
  • Depreciation rating (prior to damage)
5

Calculate market value

Choose a valuation method:
  • Square footage estimate: Enter Cost per sqft ($), Sqft of property, and Geo adjustment
  • Other estimate: Enter a direct replacement cost value
6

Assess element damages

For each structural element:
  • Review the element (foundation, roof, electrical, etc.)
  • Enter the estimated damage percentage (0-100%)
  • System calculates the damage cost for that element
7

Review and save

  • Review the calculated totals
  • Add photos documenting damage
  • Save the SDE record

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SDE summary page

After saving an SDE, Forerunner displays a summary page with: Calculation breakdown:
  • Percent damaged
  • Basis for replacement cost
  • Replacement Cost Value (RCV)
  • Replacement cost source
  • Basis for market value
  • Market Value / Actual Cash Value (ACV)
  • Estimated damage cost
Element-by-element analysis:
You can edit the SDE and the summary will update automatically. Use the summary page to verify calculations.

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Linked SI/SD records

When you save a complete SDE, Forerunner adds the damage entry to the property’s SI/SD tracking for you, linked back to the SDE. This happens whatever the percentage is. If no linked record exists (for example, the SDE was saved before it was complete), click Create SD record on the SDE summary page.
Creating SI/SD records from SDEs maintains the connection between calculations and determinations. This is valuable for audits and CRS verification visits.

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Invariants (persisted calculations)

SDE records store calculated values as “invariants” that persist even if the form structure changes in the future:
  • Replacement cost
  • Market value
  • Estimated damage cost
  • Percent damaged
  • Element-by-element breakdowns
These invariants ensure historical records remain accurate and can be exported consistently regardless of when the record was created.

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Mobile data collection

SDEs can be created in the field using the mobile app: Field workflow:
  1. Navigate to property on mobile device
  2. Open property details and create new SDE record
  3. Enter structure information while on-site
  4. Assess damage element-by-element
  5. Capture photos documenting damage
  6. Save record (syncs when online)
  7. Review summary in office
  8. The linked SI/SD entry is added when the complete SDE is saved
The mobile app supports offline data collection, so inspectors can complete SDEs without connectivity and sync when they return to the office.

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Integration with other workflows

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From PDAs to SDEs

After completing Preliminary Damage Assessments:
  1. IA PDA identifies property with Major or Destroyed damage
  2. Create detailed SDE for accurate cost calculation
  3. Review SDE summary to see the percent damaged
  4. The linked SI/SD entry is added when the complete SDE is saved

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To SI/SD determinations

SDEs feed into the broader SI/SD Tracking workflow:
  1. Complete SDE with damage assessment
  2. Forerunner adds the linked SI/SD entry
  3. SI/SD record tracks compliance requirements
  4. Multiple SDEs over time support cumulative tracking

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Permit integration

Reference SDE calculations in permit workflows:
  • Link SDE findings to repair permits
  • Use damage percentages for compliance requirements
  • Track rebuild progress against SDE baseline

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Exporting SDE data

Export SDEs for reporting and documentation: Included in exports:
  • All form field values
  • Calculated invariants (totals, percentages, breakdowns)
  • Property information
  • Record metadata
  • Links to related SI/SD records
Export formats:
  • CSV - Spreadsheet format with all data
  • Shapefile - GIS format with spatial data
  • GeoPackage - Modern GIS format
Learn more about Exporting Records.

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Configuring SDE record types

If you can see Record types in your settings, you can customize SDE forms yourself—adding fields, adjusting labels, and configuring permissions. See Customizing Records for details. Your Customer Success Manager can help with specialized SDE module configuration:

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Standard configurations

  • Residential SDE with standard element percentages
  • Non-residential SDE with commercial element breakdowns
  • Depreciation scales matching your methodology
  • Market value calculation options

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Custom configurations

Your CSM can help with:
  • Additional structure types or elements
  • Custom depreciation formulas
  • Integration with local assessor data
  • Modified element percentages
  • Additional documentation requirements
Contact your Customer Success Manager to discuss SDE configurations or align forms with your community’s assessment protocols.

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Best practices

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Accurate assessments

Use consistent methodology:
  • Apply the same condition ratings across properties
  • Follow established damage assessment standards
  • Document your basis for percentages
Take thorough photos:
  • Photograph each damaged element
  • Include wide shots and close-ups
  • Capture context showing damage extent
Verify calculations:
  • Review the summary page before finalizing
  • Check that element percentages reflect actual damage
  • Confirm market value source is appropriate

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Data quality

Complete all fields:
  • Don’t skip optional fields that provide context
  • Document flood depth and duration for flood events
  • Note any limitations on your assessment
Maintain records:
  • Don’t delete SDEs—create new ones for updated assessments
  • Link SDEs to their resulting SI/SD determinations
  • Keep photo documentation accessible

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Compliance documentation

Support audits:
  • Export SDE data for CRS verification visits
  • Maintain calculation history for each property
  • Document your assessment methodology
Track over time:
  • Use SDEs for both damage and improvement tracking
  • Reference previous SDEs when properties are reassessed
  • Maintain cumulative records for rolling period calculations