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Slogging through a thick slop of mud and rock, Brian Hill passed the roof that Hurricane Helene’s floodwaters had just ripped off someone’s barn and dumped into his yard. Then he peered into the unrecognizable chaos inside what had been his family’s dream home.
The century-old white farmhouse, surrounded by the rugged peaks of western North Carolina, sat less than 15 yards from the normally tranquil Cattail Creek. As Helene’s rainfall barrelled down the Black Mountains last September, the creek swelled into a raging river that encircled the house. Its waves pounded the walls, tore off doors, smashed windows and devoured the front and back porches.
Brian and his wife, Susie, had just bought the house a year earlier. They had a 30-year mortgage — and, now, no house to live in. Because their home didn’t sit in the 100-year floodplain, they had not purchased flood insurance.
Across Helene’s devastating path through the Southeast, people like the Hills turned to the Federal Emergency Management Agency. FEMA doles out financial help after a major disaster for everything from home repairs to rental assistance. Once she could get a cell signal, Susie applied.
It took months of persistence, but eventually the Hills were among the lucky ones. They received close to $40,000, just shy of the maximum amount FEMA provides for rebuilding and repairs.
But farther up Cattail Creek, a man whose wife was killed in floodwaters said he checked his FEMA application one day and noticed it was marked “withdrawn,” a surprise since he’d received no explanation. Elsewhere in Yancey, another man said he realized FEMA had denied him aid because his birthdate was a year off on his application. A third man said his application — which he filled out just days after hiking down a mountain severely injured — seemingly vanished from the system.
Watch Our Documentary About the Hills’ Efforts to Rebuild
FEMA’s application process can be onerous, particularly for people who’ve lost their homes. And it can be especially daunting for those with lower incomes who may have fewer resources.
An analysis by ProPublica and The Assembly found that among the more rural counties hardest hit by Helene, the households that got the most housing assistance tended to have the highest incomes. The income disparity is especially stark in Yancey County, where the Hills live.
In North Carolina’s Hardest-Hit Rural Counties, the Highest-Income Homeowners Typically Received the Most FEMA Housing Assistance
Notes: Applicant income is self-reported to FEMA. Charts depict the median amount of assistance. The hardest-hit counties are the 10 counties with the highest per-capita rates of homeowners receiving housing assistance. The more rural counties are Ashe, Avery, Haywood, Henderson, McDowell, Mitchell, Polk, Watauga and Yancey. The chart does not include Buncombe County, which is classified as urban, is the area’s most densely populated county, and is home to many regional and local nonprofits that assisted with FEMA applications and appeals.
Credit:
Chart: Ren Larson, The Assembly. Sources: Federal Emergency Management Agency Individuals and Households Program, U.S. Census Bureau American Community Survey, U.S. Department of Agriculture Rural Classifications.
A ProPublica investigation earlier this year found that despite dire warnings from the National Weather Service, many people in Yancey were unaware of the enormity of danger Helene posed. The storm killed 11 people there, the highest per-capita loss of life for any county in North Carolina.
The Hills, who are both public school teachers, do not fall in the highest-income brackets FEMA identified. Households in the middle range tended to get about as much FEMA housing assistance money as the lower-income ones, or even a little less. But experts say the Hills did have something in common with the highest-income households: They had the luxury of time to pursue every dollar of federal aid that they were qualified to receive. That’s because they received full pay for seven weeks while schools were closed. That allowed them to navigate FEMA’s bureaucracy during a crucial time when, for many others, pursuing the aid felt insurmountable.
Our analysis looked at counties with the highest per-capita rate of households receiving FEMA aid for housing assistance, an indicator of where Helene hit people the hardest. Housing assistance includes separate buckets of money that cover both rental assistance and home repairs and rebuilding. Apart from Buncombe County — home to Asheville and by far the most urban county in the region — lower- and middle-income households overall got lower amounts of this aid compared to the highest-income earners.
In some counties, the highest-income homeowners received two to three times as much housing assistance as those with lower incomes.
Yet income isn’t supposed to play a role. FEMA aid for home repairs and rebuilding is intended to help begin replacing a primary home or make it safe and habitable again, not restore one to its prior state. In theory, a couple living in a million-dollar home and another in a starter house should be eligible for the same level of assistance. For instance, couples who live alone generally would qualify for aid to cover one bedroom, one bathroom and one refrigerator, even if they had three of each.
FEMA did not respond to ProPublica and The Assembly’s requests for comment. The agency previously told the Government Accountability Office, according to a 2020 report, that it encourages all survivors with property damage to apply, and those with minimal damage are “driving down the average award amount.”
Disparities in who receives FEMA aid have long been known to researchers, including Sarah Labowitz, a senior fellow at the Carnegie Endowment for International Peace who studies and writes about disasters and publishes the Disaster Dollar Database.
“Disasters pull back the curtain on inequity,” Labowitz said. “It’s a vicious combination of things that make it so much harder for people without a lot of money to get what they need from FEMA.” She pointed to FEMA inspectors who undervalue damage to more modest homes, FEMA’s onerous documentation requirements and a “brutal and discouraging” appeals process.
The agency itself has also known about the problems. Several years ago, NPR obtained an internal FEMA analysis showing that the poorest homeowners received about half as much to rebuild their homes compared with higher-income homeowners. The 2020 GAO report noted that homeowners in communities with the most socioeconomic vulnerabilities, like being below the poverty line and not having a high school diploma, received significantly less assistance than those in less vulnerable communities.
The Hills’ home was destroyed outside, first image, and inside, second image.
Credit:
Courtesy of the Hills
The disparity we found in Yancey was equally striking in Haywood County, where water flows down 13 peaks towering above 6,000 feet. Households there making more than $175,000 typically received $11,000 in housing assistance; households below that threshold received about $5,000.
Michelle and Jeff Parker, who live about 70 miles southwest of the Hills, in Haywood, had evacuated during the storm. Like the Hills, they returned to find their house had been filled with water. They too had lost virtually everything, down to their wedding photographs.
Michelle Parker has struggled to get FEMA to cover her rent after her home was flooded by Helene.
Credit:
Jesse Barber for ProPublica
But the Parkers had been here before. In 2023, they finished repairing their 936-square-foot home after Tropical Storm Fred’s floodwaters filled it with 4 feet of water in 2021. That time, their house had been rebuilt by a state-run program. They received $50,000 from their flood insurance and just $1,644 from FEMA for rental assistance.
When Helene hit just a year after they got back into their home, they decided the risk of rebuilding was too great. Jeff, a former wastewater treatment plant operator, was on disability. Michelle was working as a medical assistant and could take only a couple of weeks off after Helene. They applied for a hazard mitigation buyout, another program offered through FEMA, instead. It would pay them the property’s appraised value before the storm and turn it into green space.
But that process could take years, and their home was unlivable. They figured they would at least get rental assistance from FEMA in the meantime.
The couples’ situations diverged in important ways, and they applied for different pots of FEMA housing assistance. But their journeys underscore how disaster survivors with varying resources are able to navigate FEMA’s application process.
Susie and Michelle spent hours plodding through FEMA’s online system, uploading documents, deciphering bureaucratic letters and making myriad phone calls to the agency.
After weeks of pestering FEMA, the Hills received just under the maximum $42,500 for home repair and rebuild assistance for damage to things like the home’s walls, windows and doors, plus about $9,000 from other FEMA aid programs. The money played a critical role in helping them start rebuilding.
The Parkers received $2,210 for the first two months of rental assistance to help pay for temporary housing. Michelle continued to nag FEMA for months seeking longer-term help; the agency will pay rental assistance for up to 18 months, which could translate to an additional $7,500.
Then Jeff died from cardiac arrest in June at age 56. Michelle felt like she was operating in a fog. She couldn’t handle another stressor.
So when FEMA’s call wait times soared to two to three hours after the deadly Texas floods on July 4, she gave up on pursuing additional rental assistance from FEMA.
“I got tired of calling,” she said.
First image: Michelle’s husband, Jeff, with their Chihuahuas, Cloey and Sweet Pea. Second image: Inside Michelle’s camper.
Credit:
First image: Courtesy of Michelle Parker. Second image: Jesse Barber for ProPublica.
Michelle’s memorial to her husband and their Chihuahua, Sweet Pea, includes a stuffed animal that plays a recording of Jeff’s voice, a box with the Corvette emblem containing Jeff’s ashes and a box with Sweet Pea’s ashes.
Credit:
Jesse Barber for ProPublica
The Daunting Process After disasters strike, households with lower incomes can face major challenges, beginning with the early steps of the rebuilding process, which include finding temporary housing and transportation. Some residents lack reliable internet access or cell service. They have less money to pay professionals for estimates or attorneys for advice. Throw in the added hurdles of rugged topography, and western North Carolina posed particular challenges to those faced with rebuilding after Helene.
Alicia Edwards, who directs the Disaster Relief Project for Legal Aid of North Carolina, said she wasn’t surprised by our analysis, which found that in six of the 10 counties most impacted by Helene, the lowest-income households got less in FEMA’s housing assistance than those at the highest income level.
“People with lower incomes are at a huge disadvantage,” Edwards said.
The application process can be onerous and overwhelming, particularly for people who just survived raging floodwaters and the destruction of their homes and communities. And it can feel downright impossible to navigate for those with less money or other resources.
In Buncombe County, our analysis found the opposite trend. The lowest-income families there typically received more housing assistance than those with higher incomes. It’s also where residents tend to have better access to resources, as many regional nonprofits are based there. Pisgah Legal Services has had an office in Asheville for decades.
Several of the counties with pronounced income disparities are among the most rural counties heavily impacted by Helene. Yancey, Mitchell and Polk all have populations under 21,000.
The region also is home to both higher-income retirees, who can have more free time and more experience navigating complicated finances, and lower-income multigenerational families. In more rural areas, many of the latter tend to distrust the federal government and are reluctant to pursue assistance, said Morgan Monshaugen, disaster recovery program director with the Housing Assistance Corp., a nonprofit that serves Henderson, Polk and Transylvania counties.
A vacant apartment complex, first image, and a mobile home park, second image, in Haywood County, North Carolina, that were damaged by Helene.
Credit:
Jesse Barber for ProPublica
The month before Helene struck, Tulane University researchers released a literature review of 25 years of research on barriers to equitable disaster recovery. They noted common themes, including the confusing aid process and challenges navigating bureaucracies. They also pointed to research that shows inspectors’ biases and time pressures can play a role.
Before 2020, inspectors would go through a long checklist of items that could qualify for repair or replacement money. Someone with more things could therefore get more aid.
After FEMA changed that system, inspectors now record notes about standardized factors such as roof damage and the height of flood marks inside. The amount of damage puts a household into one of several levels, each of which determines how much and what type of repair and rebuild assistance it can get. Some households get additional money for things like heating, venting and air conditioning or septic systems.
“It shouldn’t have to do with anything other than what was damaged and what was repaired,” Edwards said. But she worries biases can still creep in. “If they feel you are a credible person, they could give you a little more assistance, even subconsciously,” she said.
The agency’s decisions come in the form of mailed letters, each regarding a different pot of money. Some letters might have a dollar amount granted. Others might announce denials. It isn’t always obvious that survivors can appeal — an even more arduous process for many.
“It makes it impossibly hard for people to navigate,” Edwards said.
Four months after Helene hit western North Carolina, debris still remained in Yancey County.
Credit:
Juan Diego Reyes for ProPublica
Hills of Challenge Susie Hill knew her family would need every dollar they could get to rebuild. So she filled out a FEMA application online and talked to someone at the agency by phone.
Slowly, aid from FEMA started arriving in their bank account — $3,514 first, a set amount for people displaced, then an initial $13,687 for home repair. In October, it reached about $22,000, roughly half of the $42,500 maximum in 2024 for home repair and replacement.
Then the money stopped.
As hope for more aid began to fizzle, Susie pestered FEMA. “I was anxious about getting lost in the mix of so many people across the region in need,” she said. The Hills’ application was one of nearly 1.5 million that FEMA received across the six-state region devastated by Helene.
The Hills got more estimates, uploaded more documents. They set up a GoFundMe campaign that raised more than $53,000. And finally, in late November, they came close to reaching the maximum $42,500 payout from FEMA for home repairs, along with smaller amounts from the agency’s other aid buckets.
“Unfortunately,” Susie said, “I think it is a bit of a socioeconomic situation where we have jobs, where we know people that know people, that maybe have money or that are able to help us, or that have the skills to help us, where other people are just trying to make it day to day.”
Susie Hill
Credit:
Juan Diego Reyes for ProPublica
Yancey is home to the most families per capita — about 175, or roughly 1 in 36 homeowners — who got the top amount of FEMA home rebuild and repair assistance. Our analysis of more than 75,000 North Carolina homeowners who applied for the assistance in the counties hardest hit by Helene found roughly 1,300 homeowners, or just 1.7%, received the maximum payout.
The Hills had decided to relocate their historic house to a spot on their property farther back from the creek. The FEMA money would cover most of that cost, a critical first step toward gutting it and rebuilding.
On an icy cold day in mid-January, house movers put I-beams underneath the water-damaged structure and used hydraulic lifts to raise it. Then, they hauled it to safer ground.
A family in Tennessee donated a camper for the Hills to live in. After three months of bouncing around, they parked it near the shell of their house. Standing at the front door, to the right, they could see the vast destruction along Cattail Creek. To the left, they could watch their home slowly come back to life.
Susie had to wash their clothes at the elementary school where she works. For other things, they used water carried from a neighbor’s well. Brian had to haul the contents of the toilet to the septic tank. But it was a home.
Cattail Creek, now calm, flooded during Helene and destroyed the Hills’ home.
Credit:
Juan Diego Reyes for ProPublica
An hour’s drive away, the Parkers had sought refuge during the storm at Michelle’s mother’s house. Jeff had fractured his ankle two months before the storm and used a wheelchair. They weren’t taking chances after fleeing their home under darkness — Michelle carrying their two Chihuahuas, one under each arm — when Tropical Storm Fred hit three years earlier.
When they returned home after Helene, their shed was gone. Instead, other people’s structures lay in their yard. Inside, the contents looked like everything had been spun around. Their refrigerator lay on its side. The washing machine sat wedged on top of the dryer.
“It ruined everything — everything,” Michelle said. “I was ready to just die right there. I was like, I can’t go through this again.”
First and second images: Michelle’s home shows signs of destruction from Helene almost a year later. Third image: A vacant house near Michelle’s home.
Credit:
Jesse Barber for ProPublica
A friend set up a GoFundMe, which raised $1,875. The Parkers’ flood insurance paid out $80,000, far below the $209,000 the home had been appraised for a year before. Michelle remembers FEMA offering a free hotel, more than 60 miles away in Tennessee, a distance made farther as Helene’s waters took out parts of Interstate 40. Michelle and Jeff were grateful to receive a donated camper to live in. But their property still had no water or electricity, and they had to rent a place to park it.
The rent for that gravel parking space is $900 a month. Donors paid half, but Michelle has to come up with the rest.
Michelle turned to FEMA. She requested more rental assistance and uploaded an employer letter, a rental agreement, utility bills and a rent receipt. She called FEMA repeatedly.
Michelle and her friend Krista Shalda outside Michelle’s camper. Michelle has struggled to pay the rent for the lot where the camper is parked.
Credit:
Jesse Barber for ProPublica
“They Are All Gone” FEMA has faced years of criticism from people applying for assistance. Chief among their complaints: inconsistent payouts, the onerous application process, incomprehensible communication and confusing rules.
Jeremiah Isom lost his home and work tools in the Yancey County floodwaters and has since been living here and there. He’s struggled to find a job and has grappled with a FEMA application, complicated by deaths in his family and property ownership issues. It doesn’t help that he’s reluctant to ask for help, much less aggressively seek it from the federal government. Just plowing through each day is hard enough.
“Everyone is so eaten up with PTSD,” Isom said. “It’s got your head so scrambled.”
FEMA has been working on improving its application process. From 2021 to 2024, it announced changes aimed at improving access and equity, including making home repair money available to underinsured households. Another change cut an onerous rule requiring applicants to first apply for a U.S. Small Business Administration loan, which approved less than 4% of all applicants from 2016 to 2018.
Before President Donald Trump took office in January, FEMA also had spent more than a year hiring a team of engineers, designers and product managers to help modernize the online application process. They faced a key challenge: The back-end system that runs much of the process at disasterassistance.gov is 27 years old.
A key problem is that when survivors check their application status, they often see simply that it’s pending. They get no indication of where the application is in the process or why. The FEMA team was working to change that.
Michael Coen, the agency’s chief of staff when the team was formed, noted that people are used to going on Amazon and getting updates about when their order is out for delivery and when it’s about to arrive. Coen said survivors wonder, “Why can’t FEMA do that?”
Volunteers cut firewood in Swannanoa, North Carolina, four months after Helene hit the region.
Credit:
Juan Diego Reyes for ProPublica
Yet since the Trump administration began slashing the agency’s workforce, the team focusing on improvements to the online application process has disintegrated. In January, the team had at least 10 people. Now, it’s down to two. The rest took the deferred resignation offer or were pushed from their posts, current and former FEMA employees told ProPublica and The Assembly.
“They all are gone,” said Alexandra Ferčak, who until May was chief of service delivery enhancement, part of a relatively new office at FEMA. Her team worked closely with the digital team. “We had so much knowledge and expertise, it was unprecedented,” she said.
Without that in-house expertise, major changes are “not going to be effective,” said a FEMA employee who worked with the team but asked not to be named out of fear of retribution.
FEMA did not respond to questions about the team. But in late August, more than 180 current and former FEMA employees signed a public letter to Congress warning that cuts to the agency’s full-time staff risk kneecapping its disaster response capabilities.
In response, Kristi Noem, secretary of the Department of Homeland Security, which includes FEMA, said she is working hard to “streamline this bloated organization into a tool that actually benefits Americans in crisis.” The agency then suspended most who had signed their names to the letter.
One Year Later The Hills had their house moved back from Cattail Creek and temporarily propped up until they could get a new foundation laid. But the foundation work depended on the weather, which was varying degrees of terrible all winter.
Heavy rain triggered flashbacks to Helene, and in February it poured. But one Sunday morning, the Hills turned on the gas fireplace in their camper as the temperatures plummeted and the gray rain turned to snowflakes. Despite the gloom outside, they were gleeful.
A retired contractor from Texas volunteering his skills had become the guiding force in their rebuilding. Volunteers from other states also showed up to help. A group from a church in Georgia who work in construction had just visited. They asked what the Hills wanted in their house.
The Hills mostly wanted to add a bathroom so that their daughter, Lucy, who was 9 at the time, would have her own. The men would try to add one. When they left, the Hills went out to dinner using a gift card and declared it the best day ever, or at least something that had been hard to come by since the storm: a great day.
A few months later, a feeling of hope spread across western North Carolina as the dogwoods and redbuds bloomed in puffs of purple and white. Dandelions dotted patches of grass amid the persistent brown muck of mud and fallen trees. Friends and volunteers became fixtures at the Hills’ house. They depended on so much kindness from people. Brian spent every spare minute working on repairs as well.
With help from FEMA and their community, the Hills are rebuilding their home. Signs of normalcy have slowly returned, including a neighbor’s horses coming by to graze.
Credit:
Juan Diego Reyes for ProPublica
Without that initial FEMA money, the Hills’ wrecked house might still be sitting in the moonscape of mud and destruction that persists along Cattail Creek. Instead, as summer waned, the house had electricity, siding, floors, insulation, drywall — and a bathroom for Lucy.
On this one-year anniversary of Helene’s destruction, the Hills expect to move back in any day. Thousands of others aren’t even close.
Michelle now lives alone in the camper. For the past year, donors have been paying half the rent for the lot where she parks the camper. In November, that assistance will come to an end. Michelle has a job working with autistic children but cannot afford the $900 a month on her own.
“It’s just a gravel spot,” she said.
Like the Hills, Michelle credits friends and nonprofits for getting her through the last year. “They just swarmed in and started helping — and lots of them,” she said.
In the spring, Mountain Projects, a local nonprofit that provided the camper, offered her a discounted modular home and a plot of land. Other nonprofits like United Way and Salvation Army have offered to help cover some of the home’s expenses, but Michelle still must come up with $81,000 not yet covered by her insurance or donations.
The buyout program she applied for would pay her the fair market value of her home before the storm, minus her insurance payout. But if she is approved, it could be years before she sees that money. “I’m worried,” she said.
She and Jeff were preapproved for a mortgage loan, but without his income, she isn’t sure she will still qualify. Michelle is thankful for so much help. But a year after Helene, moving into a permanent home feels more unreachable than ever.
The home offered to Michelle by Mountain Projects
Credit:
Jesse Barber for ProPublica
Correction
Sept. 27, 2025: A video with this story originally misidentified the subject Brian Hill teaches. Hill teaches high school math, not history.
ProPublica and The Assembly know recovery in western North Carolina is far from over, and so is our reporting. If you have applied or thought about applying to the state housing recovery program, RenewNC, fill out this form . You can reach us with questions or other stories at [email protected]
Mollie Simon contributed research, and Nadia Sussman and Cassandra Garibay contributed reporting.
ProPublica is a nonprofit newsroom that investigates abuses of power. Sign up for Dispatches , a newsletter that spotlights wrongdoing around the country, to receive our stories in your inbox every week.
ProPublica is a nonprofit newsroom that investigates abuses of power. Sign up for Dispatches, a newsletter that spotlights wrongdoing around the country, to receive our stories in your inbox every week.
Correction
Sept. 27, 2025: A video with this story originally misidentified the subject Brian Hill teaches. Hill teaches high school math, not history.
ProPublica and The Assembly know recovery in western North Carolina is far from over, and so is our reporting. If you have applied or thought about applying to the state housing recovery program, RenewNC, fill out this form . You can reach us with questions or other stories at [email protected]
Mollie Simon contributed research, and Nadia Sussman and Cassandra Garibay contributed reporting.
Correction Sept. 27, 2025: A video with this story originally misidentified the subject Brian Hill teaches. Hill teaches high school math, not history.
ProPublica and The Assembly know recovery in western North Carolina is far from over, and so is our reporting. If you have applied or thought about applying to the state housing recovery program, RenewNC, fill out this form. You can reach us with questions or other stories at [email protected] .
Mollie Simon contributed research, and Nadia Sussman and Cassandra Garibay contributed reporting.
