> ## Documentation Index
> Fetch the complete documentation index at: https://withforerunner.com/docs/llms.txt
> Use this file to discover all available pages before exploring further.

# Substantial Damage Estimates

> Calculate damage costs and determine if properties meet the 50% threshold for NFIP compliance

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, element-by-element damage assessment, and the ability to generate linked SI/SD determination records.

## What is an SDE?

An SDE is a detailed calculation record that estimates damage costs and compares them to a building's depreciated 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:**

* Automated depreciation calculations based on building condition
* Element-by-element damage assessment with pre-configured percentages
* Automatic percentage calculation (damage cost ÷ market value)
* Summary page with formatted calculation breakdown
* One-click generation of linked SI/SD determination records

<Note>
  SDEs are calculation records that feed into [SI/SD Tracking](/records/si-sd-tracking). After completing an SDE, you can generate an official SI/SD determination record with pre-populated data.
</Note>

## SDE form types

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

<CardGroup cols={2}>
  <Card title="Residential SDE" icon="home">
    For single-family homes, townhouses, manufactured homes, and other residential structures
  </Card>

  <Card title="Non-Residential SDE" icon="building">
    For commercial buildings, public facilities, and other non-residential structures
  </Card>
</CardGroup>

### 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 determination (condition scale 1-6)
* Construction quality (optional)

**Base cost (replacement cost):**

* Property market value calculation method:
  * Square footage estimate (sqft × cost/sqft × adjustment ratio)
  * Other replacement cost estimate
* Replacement cost source

**Element damages:**
Percent damage for each structural element:

| Category      | Elements                                                                           |
| ------------- | ---------------------------------------------------------------------------------- |
| **Exterior**  | Foundation, Superstructure, Roof covering, Exterior finish, Skirting/Forms/Piers   |
| **Interior**  | Interior finish, Doors & windows, Cabinets & countertops, Floor finish, Appliances |
| **Utilities** | Plumbing, Electrical, HVAC                                                         |

**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)

### Non-residential SDE fields

Non-residential SDEs include similar sections but with element breakdowns appropriate for commercial and public buildings. Your Customer Success Manager configures these based on your community's assessment standards.

## Automatic calculations

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

### Depreciation calculation

Depreciation is calculated based on the building's condition rating:

| Condition | Rating | Description                                     |
| --------- | ------ | ----------------------------------------------- |
| Very Poor | 1      | Significant deterioration, major repairs needed |
| Poor      | 2      | Notable wear, repairs recommended               |
| Fair      | 3      | Average condition, normal maintenance           |
| Good      | 4      | Above average, well maintained                  |
| Very Good | 5      | Excellent condition, minor wear                 |
| Excellent | 6      | Like new, minimal depreciation                  |

The system applies standard depreciation percentages based on this rating to calculate the depreciated structure value.

### Element breakdown

Each structural element has a standard percentage of the total structure cost. When you enter a damage percentage for an element:

```
Element damage value = (Element % of structure) × (Damage %) × (Market value)
```

For example, if the foundation represents 8% of structure cost and you assess 50% damage on a \$200,000 building:

```
Foundation damage = 0.08 × 0.50 × $200,000 = $8,000
```

### Total damage calculation

Total damages are the sum of all element damage values:

```
Total damages = Sum of all element damage values
```

### 50% threshold determination

The final percentage determines if the property is substantially damaged:

```
Percentage = (Total damages ÷ Depreciated market value) × 100

If percentage ≥ 50%, property is substantially damaged
```

<Tip>
  The SDE summary page displays all calculations in a formatted breakdown, making it easy to review the math before finalizing your assessment.
</Tip>

## Creating an SDE

<Steps>
  <Step title="Navigate to the property">
    Find the property on the map or in the Properties table and open its details page.
  </Step>

  <Step title="Start a new SDE record">
    From the property page:

    * Click **Add Record**
    * Select the appropriate SDE type (Residential or Non-Residential)
    * System pre-populates property information
  </Step>

  <Step title="Enter general information">
    Complete the assessment context:

    * Inspector name
    * Event name (if disaster-related)
    * Cause of damage
    * Flood details (if applicable)
    * Assessment date
  </Step>

  <Step title="Document structure information">
    Enter building characteristics:

    * Building type and configuration
    * Foundation and construction type
    * Number of stories
    * Condition rating for depreciation
  </Step>

  <Step title="Calculate market value">
    Choose a valuation method:

    * **Square footage estimate**: Enter sqft, cost per sqft, and adjustment ratio
    * **Other estimate**: Enter a direct replacement cost value
    * System calculates depreciated value automatically
  </Step>

  <Step title="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
  </Step>

  <Step title="Review and save">
    * Review the calculated totals
    * Add photos documenting damage
    * Save the SDE record
  </Step>
</Steps>

## SDE summary page

After saving an SDE, Forerunner displays a summary page with:

**Calculation breakdown:**

* Basis for replacement cost (method used)
* Total replacement cost
* Depreciation applied
* Depreciated market value

**Element-by-element analysis:**

| Element        | Structure % | Cost     | Damage % | Damage Value |
| -------------- | ----------- | -------- | -------- | ------------ |
| Foundation     | 8%          | \$16,000 | 50%      | \$8,000      |
| Superstructure | 15%         | \$30,000 | 25%      | \$7,500      |
| ...            | ...         | ...      | ...      | ...          |

**Final determination:**

* Total damage cost
* Percentage of market value
* Whether 50% threshold is exceeded

<Tip>
  You can edit the SDE and the summary will update automatically. Use the summary page to verify calculations before creating an official SI/SD determination.
</Tip>

## Generating SI/SD determinations

When an SDE shows the property exceeds the 50% threshold, you can generate a linked SI/SD determination record:

1. Review the SDE summary page
2. Click **Create SD record** button
3. System creates a new SI/SD determination with:
   * Property information pre-populated
   * Calculation results from the SDE
   * Link back to the source SDE
   * Determination date
4. Add any additional notes or documentation
5. Save the SI/SD determination

<Note>
  Creating SI/SD records from SDEs maintains the connection between calculations and determinations. This is valuable for audits and CRS verification visits.
</Note>

## Invariants (persisted calculations)

SDE records store calculated values as "invariants" that persist even if the form structure changes in the future:

* Total structure cost
* Total depreciation percentage
* Depreciated value
* Total damage cost
* Percentage of value
* Element-by-element breakdowns

These invariants ensure historical records remain accurate and can be exported consistently regardless of when the record was created.

## 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. Generate SI/SD determination if threshold exceeded

The mobile app supports offline data collection, so inspectors can complete SDEs without connectivity and sync when they return to the office.

## Integration with other workflows

### From PDAs to SDEs

After completing [Preliminary Damage Assessments](/records/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 determine if threshold is met
4. Generate SI/SD determination if ≥50%

### To SI/SD determinations

SDEs feed into the broader [SI/SD Tracking](/records/si-sd-tracking) workflow:

1. Complete SDE with damage assessment
2. Generate linked SI/SD determination record
3. SI/SD record tracks compliance requirements
4. Multiple SDEs over time support cumulative tracking

### 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

## 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](/records/exporting-records).

## Configuring SDE record types

If the Record Builder is enabled for your account, you can customize SDE forms yourself—adding fields, adjusting labels, and configuring permissions. See [Customizing Records](/records/customizing-records) for details.

Your Customer Success Manager can help with specialized SDE module configuration:

### Standard configurations

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

### 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

<Note>
  Contact your Customer Success Manager to discuss SDE configurations or align forms with your community's assessment protocols.
</Note>

## Best practices

### 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

### 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

### 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

## Related topics

* [SI/SD Tracking](/records/si-sd-tracking) - SI/SD determinations and compliance tracking
* [Preliminary Damage Assessments](/records/preliminary-damage-assessments) - Initial damage assessments
* [Creating Records](/records/creating-records) - Step-by-step creation guide
* [Exporting Records](/records/exporting-records) - Export data for reporting