2025-12-11 City Council Meeting on Resilience Strategies
City Council Meeting on Resilience Strategies - December 11, 2025
The City Council Committee convened on December 11, 2025, for a presentation by Richard Celine of Future Proofing America regarding the economic and structural vulnerabilities facing Houston. The presentation highlighted the unsustainable trajectory of disaster recovery costs, the tightening insurance market, and the need to shift from reactive response to proactive, capital-driven resilience investments that leverage private sector capital alongside public funds.
Public Comments & Testimony
- Hermani Bañas (Representing Community Organization): Expressed full support for the creation of resilience trusts to fund weatherization and retrofitting of homes, specifically noting the need to address lingering issues from Hurricane Harvey. He argued that community organizations and faith-based groups are better suited than the city for project management regarding home portfolios and requested the Council connect with his organization to facilitate this.
- Joe Dunham (Representing St. Castle Homes / Greater Houston Builders Association): Expressed concern from the private developer perspective regarding the potential removal or scrutiny of Municipal Utility Districts (MUDs) at the state level. He questioned if resilience districts could integrate with existing MUDs. He also noted that while his homes are built to baseline codes, he advocates for a team effort where infrastructure resilience is prioritized as a prerequisite for home resilience.
Discussion Items
- Richard Celine (Future Proofing America):
- Presented data indicating a national loss of over $5 trillion since the late 1980s, with 50% occurring in the last decade, positing that government alone cannot sustain recovery costs.
- Expressed concern that low-to-moderate income communities face exorbitantly higher risks (2-3 times higher) regarding insurance premiums and asset devaluation.
- Stated that the current reliance on FEMA and federal disaster declarations is precarious due to changing federal eligibility thresholds and budget constraints expected in 2026.
- Proposed a "resilience capital investment stack" involving private capital, reinsurance, and public financing, advocating for a 1-to-11 cost-benefit metric where $1 invested yields $11 in avoided recovery costs.
- Suggested the creation of "resilience districts" or "mutual risk pools" to securitize the "resilience dividend" (lowered insurance premiums and capital costs) resulting from pre-disaster mitigation.
- Highlighted that 6,700 detention ponds in Harris County are mostly privately owned and lack public regulation regarding flood mitigation impact, urging a strategy to include these assets.
- Argued that the real estate community will not voluntarily spend 20-30% more on resilience without financial incentives, tax credits, or entitlements linked to insurability and capital rates.
- Councilmember Alcorn:
- Expressed agreement with the assessment that "capital is not the issue, but rather the structure is," noting his committee's focus on unlocking new financial avenues.
- Advocated for the implementation of a "just-in-time" data curation system utilizing private sector data (e.g., from Metro) to drive actionable investment decisions.
- Supported the concept of community mutual risk pools and resilience zones to align public financing with private capital and insurance incentives.
- Emphasized the need to incentivize developers to exceed baseline building codes, citing Waller County master-planned communities as examples of projects currently "kicking the resilience dividend down the street."
- Committed to establishing a stakeholder group with city finance and public works departments to design and pilot these new financial instruments in 2026.
Key Outcomes
- Directive to Staff: The Committee committed to assembling a working group of stakeholders, including the Mayor's office, City Finance, Public Works, and private sector partners (developers, insurance, and reinsurance representatives), to design specific financial instruments for resilience mitigation.
- Strategic Shift: Established a goal to move from reactive disaster recovery to proactive "blue sky days" investment using trusts and mutual risk pools, aiming to launch pilot programs or projects in 2026.
- Next Steps: The Mayor's office is to host follow-up discussions to determine a pilot community or project to demonstrate the viability of the proposed "resilience districts" and capital stacking models, avoiding the creation of additional studies in favor of immediate implementation.
Meeting Transcript
To be here today. I am Twila Carter, Chair of the Committee. We have Councilmember Alcorn and staff from Councilmember Castillo's office, Councilmember Amy, Vice Mayor Pro Tim Amy Peck, Mayor Pro Tim Martha Cassex Tatum staff, as well as Councilmember Julian Ramirez's staff. I am super excited about the presentation today. And Richard Celine is our presenter and super excited to see what you have got for us today, Richard. And he's got quite a presentation. Said that he's not going to go through each slide word for word, but he's really bringing forth a lot of really good information. And we welcome you today, Richard. The floor is yours. Okay. We're not going to make you stand. So you just say advanced slide or next slide, and we'll we'll get you moving. Perfect. Perfect. Cool, cool, cool. So Madam Chairman, first off, thank you. Move over to the there you go. One side or the other. Thank you. First off, thank you for your hospitality today and for your encouragement also to Councilmember Alcorn. Both of y'all are individuals who I uh have gotten to know since coming back to Houston, my fourth generation hometown. Um, and uh I would say this both in public and private, so since I'll take the the public liberty, uh the two of you have been, along with your other council members, have truly done some major heavy lifting since Hurricane Harvey. And the sad truth is we're gonna probably, as we'll go through this a little bit, uh need to continue to keep our focus. But thank you for the work of this committee. Thank you for your colleagues uh who have kept the focus on that we need to remain uh resilient. Um you can read faster than I can talk, or according to my wife, I will slow down and talk at a speed that makes sense. But um I thought what we ought to cover are um some current realities, why we are suggesting a uh maybe an enhanced strategy uh at the city, the county, the regional level, and then some things that we think could be put in place. Um this is the the agenda that we're gonna cover. I did cut it down, uh Madam Chairman, from 72 slides and 30 minutes of full motion video to a handful. So, you know. So next slide. Um a little bit about us. Um we're a Houston-based national organization. Um we operate like a uh think tank and a do tank. The do tank is Roar Partners, and the think tank is Future Proofing America. So it's a 501c3 under Future Proofing America that includes a number of uh firms and individuals that you're you're uh aware of, like Gensler and others here in our own backyard, but it also represents uh a set of national stakeholders. Um our chairman is the former CEO of Munich Re US, which is the largest global reinsurance firm in the uh you know out there. Um and I'll come back to the the issues about insurance versus reinsurance. Um we have a number of individuals that represent insurance, mortgage banking, uh traditional banking and new investment finance, um manufacturing, all of what we felt needed to be around the table because that's really what this has become. It's no longer just a silo of government. This is truly a um uh and needs to be and has needed to be uh an integration of a lot of expertise and capital sources. One of our newest uh board members is David Marstead, who retired about six, seven months ago. David was the FEMA administrator for resilience mitigation and insurance, meaning the national flood insurance program. So you kind of see we've tried to bring together a set of stakeholder representatives. Next slide. The other part of this is I mentioned this so Roar is the do tape. That's the one very focused on projects and getting things done. The collaboration under Futureproofing America is made up of a significant amount of expertise, again in these different silos, but more importantly, what they've been doing, um of it privately, a lot publicly, is if you see on the left-hand side, there are five topics, and these go from how do you move um uh standards of practice, uh let me just make it simple. We've identified 2600 building codes in the United States. This is everything from the Institute of Business and Home Safety, which we'll talk about in a few minutes with their fortified roofs.
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