If you live in Oklahoma City, you know the sound. The tornado sirens start wailing. The sky turns a bruised shade of green. You grab your family and your emergency kit, and you head for cover.
Living in the heart of Tornado Alley means severe weather is a fact of life. For homeowners in OKC and across the entire state of Oklahoma, safety is a top priority.
Many residents consider installing a storm shelter a necessity for survival. But it is also a significant financial decision.
A common question we hear at Oklahoma Shelters is:
Does installing a storm shelter actually add value to my home?
The short answer is yes. A professionally installed storm shelter adds both tangible financial value and immense intangible value to a property in Oklahoma. It is an investment that pays off in peace of mind today and potential profit when you decide to sell.
How a storm shelter impacts your home’s value in the Oklahoma real estate market.
Yes, storm shelters significantly increase the desirability and marketability of homes in Oklahoma City. While the exact monetary return on investment (ROI) varies based on the market at the time of sale, a certified storm shelter is a major selling point. In a competitive market, it can be the deciding factor for buyers choosing between two similar properties. Furthermore, Oklahoma law ensures that the added value of a certified storm shelter does not increase your property taxes.
The “Peace of Mind” Premium
Before discussing dollars and cents, we must address the most significant value a shelter provides: peace of mind. This is the “intangible value” that is hard to quantify but easy to understand.
When a tornado warning is issued at 2:00 AM, knowing you have a safe, accessible place for your family is priceless.
The Emotional Driver in Real Estate
When buyers are looking for a home in Oklahoma, they are also thinking about safety. A home is likely the biggest purchase they will ever make. They want to know it will protect them.
A home listed with a storm shelter immediately relieves anxiety for potential buyers. It tells them, “This house is ready for an Oklahoma spring.” This emotional reassurance makes your property far more attractive than a comparable home without one.
Hard Numbers: Marketability and Resale Value
While “peace of mind” is great, homeowners also want to know about the financial return. Does a shelter increase the appraisal value?
In Oklahoma’s real estate market, a storm shelter is generally viewed as a high-value amenity, similar to a renovated kitchen or a new roof.
The “Tie-Breaker” Effect
Imagine a buyer looking at two identical three-bedroom homes in Moore or Norman. One has an underground garage shelter. The other does not. Nine times out of ten, the buyer will choose the home with the shelter.
In a hot real estate market, a storm shelter makes your listing stand out. It can lead to:
- More showings.
- Faster offers.
- Offers closer to (or above) the asking price.
While real estate appraisers may not add the full cost of installation dollar-for-dollar to the home’s value, real estate agents confirm that it significantly boosts “marketability.” A home that sells faster because of a shelter saves you money on carrying costs.
Financial Incentives for Oklahoma Homeowners
Oklahoma state laws recognize the importance of storm shelters. They have put policies in place that make installing one even more financially attractive.
1. Property Tax Exemptions
This is a major financial benefit. In many states, any home improvement that increases value also increases your property taxes.
Oklahoma is different. According to the Oklahoma Tax Commission, the added value of a certified storm shelter designed for safety is exempt from property tax assessment. You get the benefit of increased home equity without the penalty of a higher annual tax bill.
For more details on property valuation, you can visit the Oklahoma County Assessor’s website.
2. Potential Insurance Discounts
Some homeowner’s insurance providers offer discounts for homes with installed storm shelters. The logic is that if you have a safe place to go, you are less likely to suffer severe injury, reducing potential liability claims.
It is worth calling your insurance agent to see if they offer “wind mitigation” credits or discounts for having a certified safe room or underground shelter.
The Importance of Professional Installation
Not all storm shelters add equal value. A DIY hole in the ground might actually hurt your home’s resale value.
Buyers want assurance. They need to know the shelter will actually protect them during an EF4 or EF5 tornado.
To add value, a storm shelter must meet high standards. At Oklahoma Shelters, we ensure our products meet or exceed engineering standards set by FEMA.
What Buyers Are Looking For:
When evaluating a home with a shelter, savvy buyers and home inspectors look for:
- Proper Anchoring: Is the shelter securely attached to the foundation to prevent flotation in high water or uplifting in high winds?
- Door Integrity: Is the door tested to withstand heavy debris impact?
- Ventilation: Does the unit have adequate airflow?
- Accessibility: Can the family get into it easily?
A professionally installed shelter from a reputable company is an asset. A poorly installed one is a liability.
To understand the rigorous standards required for effective protection, review FEMA’s guidelines for residential safe rooms.
Different Types of Shelters and Home Value
The type of shelter you choose may depend on your property layout, your budget, and your physical needs. All types add value, but they appeal to different buyers.
You can see the variety of options we offer on our Types of Storm Shelters service page.
Underground Garage Shelters
These are incredibly popular in suburban areas like Edmond, Broken Arrow, and OKC.
- Value Add: They do not take up valuable yard space or square footage inside the house. They allow you to enter the shelter without going outside into the storm. This convenience is a major selling point.
Above-Ground Safe Rooms
These are excellent for people with mobility issues who cannot navigate stairs. They can be installed in a garage, on a patio, or even inside a closet during new construction.
- Value Add: Their accessibility makes the home appealing to a wider range of buyers, including seniors or those with disabilities. They can also serve double duty as a secure vault for valuables.
Outdoor Concrete Shelters
These are the classic “storm cellars,” often preferred in more rural areas or homes with large backyards.
- Value Add: They are known for being incredibly durable and spacious. For buyers looking for a traditional, heavy-duty solution, these are highly desirable.
A Smart Investment for OKC Homeowners
Living in Oklahoma requires preparation. A storm shelter is more than just an insurance policy against severe weather; it is a smart investment in your property.
It provides immediate peace of mind for your family. It offers potential tax and insurance benefits while you live in the home. And when it comes time to sell, it gives your property a distinct competitive advantage in the Oklahoma City real estate market.
Don’t wait for the next siren to sound. Take the step to protect your family and invest in your home’s future today.
Protect Your Family and Your Investment
Are you ready to add safety and value to your Oklahoma home?
Oklahoma Shelters is locally owned and operated in Oklahoma City, serving the entire state. Our shelters meet strict FEMA engineering impact standards. Our team is experienced, professional, and ready to help you choose the perfect shelter for your needs.
Call us today at 405-367-7901 for a free consultation or visit our website to see our options.
FAQs from Oklahoma Shelters
These are the most common questions Oklahomans ask about storm shelters.
1. How much value does a storm shelter add to a home in Oklahoma?
A storm shelter typically increases a home’s marketability and can boost resale value by approximately $2,000 to $5,000. While the exact dollar amount depends on the shelter type (underground garage vs. safe room) and the current housing market, real estate agents in Oklahoma City report that homes with shelters sell faster and often attract offers closer to the asking price. Additionally, the added value of a safety-certified storm shelter is exempt from property tax assessment in Oklahoma, meaning your taxes will not go up because you installed one.
2. Do I need a permit to install a storm shelter in Oklahoma City?
Yes, you must obtain a building permit from the City of Oklahoma City before installing a storm shelter. The permit ensures the shelter meets safety codes and is properly anchored. After installation, the shelter must be inspected by a city official. Once approved, you can register your shelter with the city’s “Action Center,” which adds your location to a database used by emergency responders to check for trapped residents after a storm.
3. What is the difference between a safe room and a storm shelter?
The main difference is location and construction: a “safe room” is a reinforced structure inside the home (above ground), while a “storm shelter” often refers to an underground cellar.
- Safe Rooms: Built to FEMA 320/361 standards, usually steel or reinforced concrete, located in a garage, closet, or patio. Ideal for accessibility (no stairs).
- Storm Shelters: typically underground (in the yard or garage floor). They rely on the earth for protection and are preferred by those who want to be below ground during a tornado. Both offer near-absolute protection against EF5 tornadoes when properly certified.
4. Will my cell phone work inside a steel storm shelter?
Cell phone signals are often blocked or significantly weakened inside steel and concrete storm shelters. The metal walls act like a “Faraday cage,” blocking radio waves.
- Solution: It is recommended to bring a battery-operated NOAA weather radio inside with you. Some homeowners also install a signal booster or run a hardwired landline/ethernet cable into the shelter to maintain communication during a storm.
5. Can you install a storm shelter in an existing garage floor?
Yes, installing a flush-mount storm shelter in an existing garage floor is a standard service. The process involves cutting a precise hole in the concrete slab, excavating the dirt, and lowering the steel shelter unit into the ground. The unit is then backfilled with concrete to lock it in place. The lid sits flush with the garage floor, allowing you to park your car over it when it is not in use. Installation typically takes less than one day.
6. What happens if debris blocks the storm shelter door?
High-quality storm shelters are designed with emergency escape features to prevent entrapment.
- Sliding Doors: Many garage floor models use ball-bearing sliding doors that are harder to block than swinging doors.
- Hydraulic Jacks: Most respectable manufacturers include an 8-ton hydraulic jack (or a “come-along” winch) inside the shelter. If a car or wall collapses on the lid, you can use the jack to force the lid open from the inside.
- Registration: Always register your shelter with local fire/EMS so they know to come dig you out if necessary.
7. How long does it take to install a storm shelter in Oklahoma?
Most residential storm shelter installations in Oklahoma are completed in 4 to 8 hours.
- Garage Floor Shelters: Usually take one full day. This includes cutting concrete, digging, setting the unit, and pouring new concrete. You typically need to wait 7–10 days for the concrete to cure before driving on it.
- Above-Ground Safe Rooms: Can often be bolted down in 2–4 hours since no digging is required.
8. Is an underground shelter safer than an above-ground safe room?
No, both underground shelters and certified above-ground safe rooms provide equal life-saving protection against EF5 tornadoes. The “safer” option depends on your specific needs:
- Underground: Better for those with “storm anxiety” who feel safer being below ground.
- Above-Ground: Safer for elderly or disabled residents who cannot navigate steep stairs quickly.
- Verification: Ensure the shelter is tested by the Texas Tech National Wind Institute (NWI) to withstand 250 mph winds and debris impact.
9. Does home insurance cover storm shelters in Oklahoma?
Standard home insurance typically covers the storm shelter as an “other structure” or part of the dwelling coverage if it is damaged. However, the shelter itself is rarely damaged. The bigger benefit is that many insurance companies offer a discount (often 5% to 10%) on your homeowner’s premium
