Reading the flood map
FEMA flood maps divide land into zones. Coastal high-hazard areas are labeled V or VE, where waves are expected, and other special flood hazard areas are labeled A or AE. Lots outside those areas are generally labeled X.
Your zone and base flood elevation determine how high the lowest floor must be.
Elevation and freeboard
New homes in flood zones must have the lowest floor at or above the design flood elevation. Many communities require extra height, called freeboard. Elevation can be achieved with stem walls, piers, columns or fill, as the site allows.
Confirm local requirements with your floodplain administrator.
V zones and breakaway walls
In V zones, the area below the lowest floor must be free of obstruction or enclosed with breakaway walls designed to fail under wave action without harming the structure. Mechanical equipment is raised above the flood level.
Your design professional handles these details.
Wind and flood together
An elevated home sits higher in the wind, so the walls above the flood level face stronger wind loads. Combining elevation with reinforced concrete walls, impact openings and sealed details is a common coastal strategy.
Plan for both from the start.
