2002

F L O O D P L A I N M A N A G E M E N T I N TEXAS

Texas Floodplain Management Association

http://www.tfma.org
Table of Contents
1 ............. About This Guide 28 ........... What is the Elevation Certificate and How is it Used?
2 ............. Introduction 29 ........... Completing the Elevation Certificate
3 ............. Texas Floodplain Facts 30 ........... Paperwork is Important – for You and Your Community
4 ............. Flood Insurance: Property Owner’s Best Protection 31 ........... Floodplain Fill Can Make Things Worse
5 ............. Be Flood Safe – Don’t Drive Through Flooded Roads 32 ........... Recommended Floodway “No Rise” Certification
6 ............. Why Do We Regulate the Floodplain? 33 ........... How to Elevate Your Floodplain Building (A Zone)
7 ............. Community Responsibilities 34 ........... Compaction of Floodplain Fill (A Zone)
8 ............. Looking for Floodplain Information? 35 ........... Basements are Unsafe
9 ............. Understanding the Riverine Floodplain 36 ........... Manufactured Homes Deserve Special Attention
10 ........... Understanding the Floodway 37 ........... Enclosures Below the BFE (A Zone Only)
11 ........... New Format Flood Insurance Rate Map (Riverine) 38 ........... Typical Elevation Methods for Coastal Buildings
12 ........... The Flood Insurance Rate Map (Riverine) 39 ........... Coastal Houses Must Resist Wind and Water Forces
13 ........... The Flood Boundary and Floodway Map (Riverine) 40 ........... The V Zone Certificate (Sample)
14 ........... Use the Riverine Flood Profile to Determine BFEs 41 ........... Enclosures Below V Zone Building
15 ........... Approximate Flood Zones or Unnumbered A Zones 42 ........... Utility Service Outside Buildings
16 ........... Understanding the Coastal Floodplain 43 ........... Utility Service Inside Enclosures
17 ........... The Flood Insurance Rate Map (Coastal) 44 ........... Accessory (Appurtenant) Structures
18 ........... Flood Map Revisions Issued by FEMA 45 ........... Recreational Vehicles
19 ........... Activities Requiring Permits 46 ........... Planning to Improve Your Floodplain Building?
20 ........... Safe Uses of the Floodplain 47 ........... What About After Damages?
21 ........... Is Your Building Site Higher than the BFE? 48 ........... Elevating a Pre-FIRM Building
22 ........... What is Meant by Pre-FIRM and Post-FIRM? 49 ........... Some Flood Protection for Older Homes is Easy and Low Cost
23 ........... Nature Doesn’t Read Maps 50 ........... Small Levees and Floodwalls Can Protect Some Older Homes
24 ........... Think Carefully Before You Seek a Variance 51 ........... Some Flood Mitigation Projects are More Costly
25 ........... Some Key Permit Review Steps 52 ........... Useful Resources and Common Acronyms
26 ........... Carefully Complete the Permit Application 53 ........... Want to Learn More?
27 ........... Freeboard: Go the Extra Foot!

TEXAS QUICK GUIDE

About This Guide

This Quick Guide will help you understand more about why and
how communities in the State of Texas manage floodplains to
protect people and property. Flood-prone communities adopt
ordinances that detail the rules and requirements. In case of
conflict, that ordinance and not this publication, must be
followed. If you have questions, be sure to talk with your
local planning, permit, engineering or floodplain
management office.

Questions and comments on the Quick Guide can be directed

to the Texas Floodplain Management Association (TFMA) at
http://www.tfma.org.

Prepared by

To learn more about preparing for floods and cleaning up afterward,

see the list of useful resources on page 53.
www.rcquinnconsulting.com
1 TEXAS QUICK GUIDE
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Introduction

The Texas Floodplain Management Association (TFMA) is pleased to

provide this Quick Guide to help inform citizens whose properties are
located within floodplains.

Communities regulate the floodplain to:

Protect people and property

Ensure that Federal flood insurance and disaster assistance are

available

Save tax dollars

Reduce future flood losses

Floods have been, and continue to be, the most destructive natural disaster in terms of economic loss to the citizens of
Texas. More than 12% of the state’s land area is subject to flooding. Since 1978, Texas flood insurance policy holders
have received over $1.4 billion in claim payments. Even though that represents many insurance payments, most
flood-prone Texans don’t have flood insurance.

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Texas Floodplain Facts

Flood-prone areas have been

identified in most counties, cities
and towns in Texas.

Millions of buildings and structures

are located in mapped flood-
prone areas.

Since 1986, 376 people have

died in flood-related incidents and
over $4 billion in damage has
occurred.

About 12% of the state’s land area

is mapped floodplain. Many
waterways have not been
mapped.

Not all flood events are declared major disasters. Many floods are local, affecting only small areas or a few
watersheds. Not all flood events are declared major disasters.
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Flood Insurance: Property Owner’s Best Protection

Who needs flood insurance? EVERYONE! Every homeowner, business owner, and renter in Texas communities
that participate in the National Flood Insurance Program may purchase a flood insurance policy — regardless
of the location of the building.

Unfortunately, it’s often after a flood that many people discover that their homeowner or business property
insurance policies do not cover flood damages. Approximately 25% of all flood damages occur in low risk
zones, commonly described as being “outside the mapped flood zone.”

The Texas Floodplain Management Association and the

State of Texas urge YOU to protect your financial future by
getting a flood insurance policy. To purchase a policy, call
your insurance agent. To get the name of an agent in your
community, call the NFIP’s toll free number
1 (888) FLOOD29.

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Be Flood Safe — Don’t Drive Through Flooded Roads

Flood Hazard Chart for Cars

Flooded roads may be washed out.

Passenger cars may float in only 18-24

inches of water.

Floating cars easily get swept downstream,

making rescues difficult and dangerous.

Hundreds of people have died in floods in

Texas – many were trapped in cars.

Flash floods are dangerous!

Do not try to walk or drive through fast-moving water.
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Why Do We Regulate the Floodplain?

To protect people and property. Floodplain management is about building smart. It makes good sense. If we
know part of our land will flood from time to time, we should make reasonable decisions to help protect our
families, homes, and businesses.

To make sure that federal flood insurance and disaster assistance are available. If your home or business is in
the floodplain, and federal flood insurance isn’t available, then you can’t get some types of federal financial
assistance. Home mortgages will be hard to find, and you won’t be able to get some types of state and federal
loans and grants.

To save tax dollars. Every flood disaster affects your community’s budget. If we build smarter, we’ll have fewer
problems the next time the river rises. Remember, federal disaster assistance isn’t available for all floods. And
even when the President declares a disaster, your community still has to pay a portion of the costs of evacuation,
temporary housing, repair, and clean-up.

To avoid liability and law suits. If we know an area is mapped as floodplain and likely to flood, if we know
people could be in danger, and if we know that buildings could be damaged, it makes sense to take reasonable
protective steps when we develop and build.

To reduce future flood losses in Texas. State legislation was amended in 1999 to require all cities and counties to
adopt ordinances or orders, as appropriate, to participate in the NFIP. In 2001, the authority was amended again
to allow communities to require compliance with stricter local floodplain management requirements.

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Community Responsibilities

To participate in the National Flood Insurance Program, your community agrees to:

Adopt and enforce a flood damage prevention ordinance

Require permits for all types of development in the floodplain (see page 19)

Assure that building sites are reasonably safe from flooding

Estimate flood elevations that were not determined by FEMA

Require new or improved homes and manufactured homes to be

elevated above the Base Flood Elevation (BFE)

Require other buildings to be elevated or floodproofed

Conduct field inspections and cite violations

Require Elevation Certificates to document compliance (see pages 28 and 29)

Carefully consider requests for variances

Resolve non-compliance and violations

Advise FEMA when updates to flood maps are needed

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Looking for Floodplain Information?

Enter the FEMA Flood Map Store at http://web1.msc.fema.gov/stores/MSC/. Digital scans of flood maps can be
downloaded or hardcopy maps can be ordered. Reach the Map Store by calling (800) 358-9616. For a charge,
FEMA map information is available from the Texas Natural Resource Information System at (512) 463-8331.

FEMA prepares Flood Insurance Studies and Flood Insurance

Rate Maps (FIRMs) for communities in Texas.

Most FIRMs show Special Flood Hazard Areas and floodways.

Some FIRMs show floodplains delineated using approximation
analyses (see page 15).

Not all waterways have designated floodplains – but all

waterways will flood, even though a floodplain study may not
have been prepared.

In coastal communities, FIRMs show Special Flood Hazard

Areas, including areas subject to wave action (see page 17).

Need a fast answer? Visit your community’s planning or permit office

where flood maps are available for viewing by the public.
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Understanding the Riverine Floodplain

The Special Flood Hazard

Area (SFHA) is that portion of
the floodplain subject to
inundation by the base flood
and/or flood-related erosion
hazards. SFHAs are shown on
FHBMs or FIRMs as Zones A,
AE, A1-A30, AH, AO, AR, V,
VE, and V1-V30.

See page 10 to learn about the

floodway, the area of the
floodplain where floodwaters
usually flow faster and deeper.

For floodplains with Base Flood Elevations, check the Flood Insurance Study to find the Flood Profile which shows
water surface elevations for different frequency floods (see page 14).

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Understanding the Floodway

The Floodway is the channel of a

river or other watercourse and
the adjacent land areas that must
be reserved in order to pass the
base flood discharge without
increasing flood depths.

Computer models of the

floodplain are used to simulate
“encroachment” or fill in the flood
fringe in order to predict where
and how much the base flood
elevation would increase if the
floodplain is allowed to be filled.

For any proposed floodway development, before a local floodplain permit can be issued, the applicant
must provide evidence that “no rise” will occur (see page 32). You may need a qualified engineer to
make sure your proposed project won’t increase flooding on other properties.
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Return to p.9 Understanding the Riverine Floodplain Return to p.50 Small Levees and Floodwalls TOC
New Format Flood Insurance Rate Map (Riverine)

11 TEXAS QUICK GUIDE

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The Flood Insurance Rate Map (Riverine)

FEMA prepares Flood Insurance Rate Maps (FIRMs) to show areas that are at high risk of flooding after intense or
major storms. Many FIRMs show the flood elevation (how high the water may rise), called the Base Flood Elevation.
12 TEXAS QUICK GUIDE
Return to p.13 The Flood Boundary and Floodway Map (Riverine) TOC
The Flood Boundary and Floodway Map (Riverine)

Floodway maps do not show flood zones

or BFEs. Check the companion FIRM for
that information. Page 12 shows the FIRM
that matches the map clip to the left.

FEMA prepares Floodway maps as companions to many FIRMs. You should check to see if your project will be
in the Floodway because additional engineering may be required (see page 32).
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Use the Riverine Flood Profile to Determine BFEs

Flood profiles can be

used to determine the BFE
at a specific site. Profiles
also show estimated
water surface elevations
1 for floods other than the
100-year flood.
2 1 On the effective flood
map, locate your site by
measuring the distance,
along the center line of
the stream channel, from
a road or cross section,
for example, or .
1 2 Scale that distance on the
Flood Profile and read up
to the profile of interest,
then across to determine
the elevation.
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Return to p.9 Understanding the Riverine Floodplain Return to p.11 New Format Flood Insurance Rate Map (Riverine) TOC
Approximate Flood Zones and Unnumbered A Zones

Topographic maps can be used to estimate the Base

Flood Elevation if the FIRM shows approximate or
unnumbered A Zones.

If you need help determining the BFE, check with

your community permit office.

FEMA publication Managing Floodplain

Development in Approximate Zone A Areas
(FEMA 265) is useful for engineers.

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Understanding the Coastal Floodplain

The Coastal High Hazard Area

(V Zone) is the area of special flood
hazard that extends from offshore
to the inland limit of a primary
frontal dune along an open coast
and any other area subject to high
velocity wave action. The area is
designated on the FIRM as Zone
V1-V30, VE, or V.
The term Coastal A Zone means the
portion of the SFHA landward of
the V Zone or landward of a
shoreline that does not have a
mapped V Zone. The principle
sources of flooding are associated
with astronomical tides, storm
surges, seiches or tsunamis.
Coastal A Zones may be subject to
wave effects, velocity flows, erosion,
scour, or combinations of these forces
Coastal graphics from Coastal Construction Manual (FEMA 55CD). and may be treated as V Zones.

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The Flood Insurance Rate Map (Coastal)

UNDEVELOPED COASTAL BARRIERS

In undeveloped Coastal Barrier Resource Areas (COBRA),
NFIP insurance is not available for new or substantially improved
Identified Identified Otherwise
1983 1990 Protected structures built after November 16, 1990.
Areas
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Flood Map Revisions Issued by FEMA

1. Letter of Map Amendment (LOMA) is an official amendment to an effective FIRM

that may be issued when a property owner provides additional technical
information, such as ground elevation relative to the BFE, SFHA, and the building. Check FEMA’s Flood
Lenders may waive the flood insurance requirement if the LOMA documents that a Hazard Mapping Web
building is on ground above mapped floodplain. Site for more
2. Letter of Map Revision (LOMR) is an official revision to an effective FIRM that may information about map
be issued to change flood insurance risk zones, floodplain and floodway revisions concerning
boundary delineations, BFEs and/or other map features. Lenders may waive the Homeowners
insurance requirement if the approved map revision shows buildings to be outside
of the SFHA.
3. Letter of Map Revision Based on Fill (LOMR-F) is an official revision to an effective
FIRM that is issued to document FEMA’s determination that a structure or parcel of and Engineers/
land has been elevated by fill above the BFE, and therefore is no longer in the Surveyors.
SFHA. Lenders may waive the insurance requirement if the LOMR-F shows that a
building on fill is above the BFE.
4.
3. Physical Map Revision (LOMR PMR) may be issued for major floodplain changes
that require engineering analyses, such as bridges, culverts, channel changes, www.fema.gov/mit/tsd
flood control measures, and large fills that change the BFE or Floodway. Physical
map revisions are also issued when a new study updates or improves the FIRM.

Requests for map revisions must be coordinated through your community

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Return to p.21 Is Your Building Site Higher than the BFE? Return to p.28 What is the Elevation Certificate? TOC
Activities Requiring Permits Include:

Constructing new buildings

Additions to existing buildings
Substantially improving existing buildings
Placing manufactured (mobile) homes
Subdivision of land
Temporary buildings and accessory structures.
Agricultural buildings
Parking or storage of recreational vehicles
Storing materials, including gas/liquid tanks
Roads, bridges, and culverts
Fill, grading, excavation, mining, and dredging
Altering stream channels

YOU NEED PERMITS FOR ALL OF THESE ACTIVITIES.

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Safe Uses of the Floodplain

All land subdivided into lots, some lots

partially in the floodplain, setbacks modified
to keep homesites on high ground.
RECOMMENDED

Floodplain land put into public/

common open space, net density
All land subdivided into lots, some remains, lot sizes reduced and
homesites and lots partially or setbacks modified to keep
entirely in the floodplain. homesites on high ground.
NOT RECOMMENDED RECOMMENDED

Let the floodplain do its job – if possible, keep it natural open space. Other low damage uses: recreational areas,
playgrounds, reforestation, parking, gardens, pasture, accessory structures, created wetlands.
20 TEXAS QUICK GUIDE
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Is Your Building Site Higher than the BFE?

If your land is shown on the map as “in” the floodplain, but your building site is higher than the
Base Flood Elevation (BFE)… get a surveyor or engineer to complete a FEMA Elevation Certificate (EC).
Submit the EC with an application to FEMA and a Letter of Map Amendment may be issued.
This is the ONLY way to remove the requirement to buy flood insurance.
Keep the certificate with your deed, it will help future buyers.
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What is Meant by Pre-FIRM and Post-FIRM?

A building is Pre-FIRM if it was built before the date of your community’s first FIRM.
If built after that date, a building is Post-FIRM.

Improvements or repairs to Pre-FIRM buildings may require permits (see pages 46 and 47).

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Nature
Nature Doesn’t
Doesn’t Read
Read Maps
Maps

Many people don’t

understand just how
risky the floodplain can
be. There is a 26%
chance that a non-
elevated home in the
floodplain will be
damaged during a
30-year mortgage
period. The chance that
a major fire will occur
during the same period
is only 1%!

CAUTION! Nature doesn’t read the flood map! Major storms and flash floods can cause flooding that rises
higher than the 100-year elevation (BFE). Consider safety – protect your home or business by building higher.
See page 27 to see how this will save you money on insurance.
23 TEXAS QUICK GUIDE
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Think Carefully Before You Seek A Variance

Very specific conditions must be satisfied to justify a

variance:

Good and sufficient cause

Unique site conditions

Individual non-economic hardship

If in the floodway, no increase in flood level

A variance that allows construction below the BFE does

not waive your lender’s flood insurance requirement.
Flood insurance will be very expensive – perhaps more
than $3,000 per year (see page 27)!

Think carefully about seeking a variance to build below the Base Flood Elevation.
Not only will your property be more likely to get damaged, but insurance will be very costly.
If your community has a pattern of inconsistent variances, sanctions can be imposed – costing you even more!
24 TEXAS QUICK GUIDE
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Some
Some Key
Key Permit
Permit Review
Review Steps
Steps

The Permit Reviewer has to Check Many Things. Some of the Key Questions are:
Is the site in the mapped floodplain?

Is the site in the mapped floodway?

Have other state and federal permits been obtained?

Is the site reasonably safe from flooding?

Does the site plan show the Base Flood Elevation?

Is substantial improvement of an older building proposed?

Is an addition proposed?

Will new buildings and utilities be elevated properly?

Will manufactured homes be properly elevated and anchored?

Do the plans show an appropriate and safe foundation?

Has the owner submitted an Elevation Certificate?

25 TEXAS QUICK GUIDE

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Carefully
Carefully Complete
Complete the
the Permit
Permit Application
Application

You must get a permit

David & Sally Jones before you do work
781 Reed Street in a floodplain

X X
X

dry river
X
59.2
60.2
Rebecca Reviewer 4/2/2002

Good information will lead to better construction

and less exposure to future flood damage.
26 TEXAS QUICK GUIDE
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Freeboard: Go the Extra Foot!

Want to save some money and have peace of mind at the same time?
Then add Freeboard to build higher than the minimum elevation requirement!
Freeboard is a factor of safety, usually one or two feet above the BFE.
NOTE: Flood insurance
rates and various fees
change from time to time.
Rather than specific costs for
insurance, this figure gives a
feel for how much difference
just a foot or two can make.

Building owners will save

insurance money if they
elevate above the BFE. But
more impressive is how the
cost of insurance can more
than double if the building is
only one foot below the BFE.

Remember!
The community may be able
to grant a variance, but the
owner will probably still be
required to buy insurance.
Imagine trying to sell a
house if the bank requires
insurance that costs over
$2,000 a year!

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Return to p.23 Nature Doesn’t Read Maps Return to p.24 Think Carefully Before You Seek a Variance TOC
What
What is
is the
the Elevation
Elevation Certificate
Certificate and
and How
How is
is it
it Used?
Used?

The Elevation Certificate (EC) is a FEMA form, download a copy from

http://www.fema.gov/library/elvcert.pdf

The EC must be completed and sealed by a registered surveyor or engineer

when the floodplain has BFEs.

A community official may complete the EC for sites in approximate flood zones.

It can be used to show that sites are natural ground above the Base Flood
Elevation (see page 21).

It is used to verify that buildings are elevated properly (see page 30).

Insurance agents use the EC to write flood insurance policies.

By itself, the EC cannot be used to waive the requirement to get flood

insurance. See page 18 to learn about Letters of Map Amendment.

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Completing the Elevation Certificate

Elevation Certificate (partial)

RM166
286 0
x
n/a
n/a
282 5
286 0
282 5
286 0
TWELVE
i,280

In this example, the BFE is 285.

The slab-on-grade house was elevated

on fill 1’ above the BFE, and the vented
garage is 2.5’ below the BFE.

You will get a blank Elevation Certificate form when you get your permit. You must have a surveyor or engineer fill it out
and seal it. The Elevation Certificate includes diagrams for eight building types. Several points must be surveyed.
29 TEXAS QUICK GUIDE
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Paperwork
Paperwork is
is Important
Important –– for
for You
You and
and Your
Your Community
Community

Lowest Floor means the lowest floor of the lowest enclosed area
(including basement). An unfinished or flood resistant enclosure
(that is not a basement) is not the lowest floor if the enclosure is
built as required in the local ordinance (see page 37), which
includes limited uses.

If you get a permit to build in the floodplain, you will be given an Elevation Certificate form.
As soon as your lowest floor is set, get the form filled out and sealed by a surveyor or engineer.
This form is important!
It proves that you built correctly, and it can be used to get the lowest cost flood insurance.
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Floodplain Fill Can Make Things Worse

Floodplains are supposed to store floodwater. If storage space is filled with dirt and other fill,
future flooding may be worsened. Your community may require an engineering analysis
(“no rise” certificate) to show how floodplain fill will alter flooding.
Floodplain fill can alter valuable floodplain functions, including wildlife habitat and wetlands.

Make sure your floodplain fill project won’t harm your neighbors. Floodway fill is allowed only if
an engineering evaluation demonstrates that “no-rise” in flood level will occur (see page 32).
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Recommended Floodway “No Rise” Certification

Floodways can be dangerous because

water may flow very fast

Development is not allowed unless “no

rise” in flood levels is certified

An engineer must evaluate the hydraulic

impact of proposed development

A “no rise” certification is recommended

and must be signed, sealed, and dated by
a registered professional engineer

Check with your community for guidance before you decide to work in a floodway

The engineering analysis must be based on technical data obtained from FEMA.
Save time and money – don’t build in the floodway!
32 TEXAS QUICK GUIDE Return to p.10 Understanding the Floodway
Return to p.13 The Flood Boundary Map (Riverine) Return to p.31 Floodplain Fill Return to p.50 Small Levees and Floodwalls TOC
How to Elevate Your Floodplain Building (A Zone)

CAUTION! Enclosures (including crawlspaces) have some special requirements, see page 37. Note: When the walking
surface of the lowest floor is at the minimum elevation, under-floor utilities are not allowed. Fill used to elevate buildings
must be placed properly (see page 34). See page 38 to learn about elevating buildings in V Zones.

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Compaction of Floodplain Fill (A Zone)

Earthen fill used to raise the ground above the flood elevation must be placed properly so that it does not erode or
slump when water rises. For safety and to meet floodplain requirements, floodplain fill should:

Be good clean soil, free of large rocks, construction debris, and woody material (stumps, roots)

Be machine compacted to 95 percent of the maximum

density (determined by design professional)

Have graded side slopes that are not steeper than 1:1.5
(one foot vertical rise for every 1.5 feet horizontal extent)

Have slopes protected against erosion (vegetation for

“low” velocities, durable materials for "high" velocities –
determined by design professional)

Note: Fill may not be used to elevate a building in V Zones!

Your community may ask for certification of the elevation, compaction, slope, and slope protection materials.
Your engineer or design professional can find more information in FEMA’s technical guidance (MT-1).
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Basements
Basements Are
Are Unsafe
Unsafe

A basement is any
portion of a building Basements below the BFE are not allowed in new development and flood insurance
that has its floor sub- coverage is very limited in existing basements for a very good reason. It only takes an
grade (below ground inch of water over the sill and the entire basement fills up! Excavating a basement into
level) on all sides. fill doesn’t always make it safe because saturated groundwater can damage the walls.
35 TEXAS QUICK GUIDE
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Manufactured Experience shows that
Manufactured Homes
Homes Deserve
Deserve Special
Special Attention
Attention manufactured homes are easily
damaged. As little as one foot of
water can cause substantial
damage.
Dry stacked blocks are not
acceptable — they will NOT
withstand a flood.

Manufactured homes must be anchored to resist flotation, collapse, or

lateral movement by being tied down in accordance with your
community’s ordinance or the manufacturers’ installation specifications.
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Enclosures Below the BFE (A Zone Only)

Solid perimeter wall foundations can enclose flood-prone space. A crawlspace is a good way to elevate
just a couple of feet. In all cases, the following are required: openings/vents, elevated utilities,
flood resistant materials, and limitations on use.
37 TEXAS QUICK GUIDE
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Typical Elevation Methods for Coastal Buildings

See details on
page 39

In V Zones the design specifics will be determined by your architect or engineer based on your site, including
how your building will be elevated and how deep in the ground the foundation elements will extend.
Your community will require certified or sealed building designs and plans (see page 40).
38 TEXAS QUICK GUIDE
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Coastal Houses Must Resist Wind and Water Forces

Coastal buildings may be exposed to both hurricane winds and floodwater, so they must be built to
hold together during storms. These details are only examples. Your architect or engineer will decide
the type of clips and straps to keep the roof and building connected to the foundation.

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The V Zone Certificate (Sample)

i7
i6
6
X
Driven Wood piles, No
Obstructions except open stairs
3
i6

A Registered Professional Engineer or Architect must review or prepare

your building design and provide a signed and sealed statement that the
design meets minimum design and construction requirements.

Resource: Coastal Construction Manual (FEMA 55CD). Revised in 2000, this interactive CD is a useful
tool for engineers and architects who design buildings in V zones.

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Enclosures Below V Zone Buildings

Avoid building an enclosure under your

V Zone building. If you must enclose a
small area, your community will require:

Walls must be designed to collapse

or “breakaway” under storm and
flood conditions

Flood resisitant materials

Utility wires and pipes should not go

through or be attached to the
breakaway walls

Enclosed area is to be used only for

parking, building access, or storage

No bathrooms, utility rooms, or

Do not modify an enclosure below an elevated V Zone building (or any electric service below BFE
zone for that matter)! It is a violation of your community's regulations,
and you may have increased damage when it floods. Plus, your flood Size limited to 300 square feet in
insurance policy will cost a lot more! some communities

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Utility Service Outside Buildings

Heat Pump or A/C Fuel or Propane Tank

on Platform Anchored on Platform
Fuel and propane tanks may cause
explosion and pollution risks during flood
conditions! Even shallow water can
create large buoyant force on tanks, so
extra care must be taken to ensure that
all tanks are anchored.

Fuel or Propane Tank

Anchored to Prevent Flotation

Whether inside an attached garage or outside the building, all utilities, appliances and equipment must be
elevated above the BFE or protected against flood damage. Utilities include plumbing, electrical, gas lines,
fuel tanks, and heating and air conditioning equipment.
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Utility Service Inside Enclosures

All utilities, appliances, and

equipment must be elevated
above the BFE or protected.
Utilities include plumbing,
electrical, gas lines, heating,
and air conditioning.

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Accessory (Appurtenant) Structures

Not habitable

Anchored to resist floating Accessory

(Appurtenant)
Flood openings/vents Structure means a
structure that is located
on the same parcel of
Built of flood resistant materials land as a principle
structure and whose
Elevated utilities use is incidental to the
use of the principle
Used only for storage structure. Accessory
or parking structures should be no
more than a minimal
Cannot be modified for initial investment, may
different use in the future not be used for human
habitation, and must be
designed to minimize
Document floor elevation flood damage.
Examples: detached
Even small buildings are “development” and permits or variances with noted conditions garages, carports,
are required. They must be elevated or anchored and built to withstand flood damage. storage sheds, pole
Caution! Remember, everything inside is likely to get wet when flooding occurs. barns, and hay sheds.

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Recreational Vehicles

In a flood hazard area, an RV must:

Be licensed and titled as an RV or park model

(not as a permanent residence)

Be built on a single chassis

Have inflated wheels and be self-propelled or towable

by light truck

Have no attached deck, porch, shed

Be used for temporary recreational, camping, travel,

or seasonal use (no more than 180 days)

Be less than 400 sq ft in area (measured at largest horizontal projection)

Have quick-disconnect sewage, water, and electrical connectors Camping near the water?
Ask the campground or RV park operator
about flood warnings and plans for safe evacuations.
RVs that do not meet these conditions must be installed and elevated like Manufactured Homes,
including permanent foundations and tie-downs (see page 36).
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Planning to Improve Your Floodplain Building?
Floodplain buildings can
be improved or altered,
but special rules may
apply!
If the cost of an addition
to a Pre-FIRM structure is
less than 50% of its
market value, only the
addition is required to be
built above the BFE.
Check with your local
permit office.
The cost to correct
previously cited
violations of state or local
health, sanitary, or safety
code to provide safe
living conditions can be
excluded.
Substantial improvement means any reconstruction, rehabilitation, addition, or Alteration of a registered
other improvement of a structure, the cost of which equals or exceeds 50 percent historic structure is
of the market value of the structure before the start of construction of the allowed, as long as it will
continue to meet the
improvement. This term includes structures which have incurred substantial criteria for listing as a
damage, regardless of the actual repair work performed (see page 47). historic structure.

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What About After Damages?

$60,500

A permit is required to repair substantial damage from any cause — fire, flood, wind, or even a truck
running into a building. Check with your community permit office to be sure.
You will be asked to provide a detailed cost estimate for repairs.
See page 48 for more information about elevating an existing building on a crawlspace.
47 TEXAS QUICK GUIDE
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Elevating a Pre-FIRM Building

This is one way to elevate an existing building to comply with floodplain regulations. If your insured building is
damaged by flood, you may be eligible for an Increased Cost of Construction payment.
The state and FEMA can help with more information and options.
48 TEXAS QUICK GUIDE
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Some Flood Protection for Older Homes is Easy and Low Cost

Move your hot water heater and furnace out of the basement, or build small platforms for them.
If the flood depth is less than 2 feet, build floodwalls or anchor the tanks.
Do not store valuables in a flood-prone basement.
Use water-resistant materials when you repair.
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Small Levees and Floodwalls Can Protect Some Older Homes

In areas where floodwaters aren't expected to be deep, sometimes individual buildings can be protected by
earthen levees or concrete floodwalls. You must get a permit for those protection measures, and extra care
must be taken if the site is in a floodway (see pages 10, 31 and 32). A levee or floodwall cannot be used to
protect a new or substantially improved building, or one that is repaired after substantial damage.
Important! These protective measures will not reduce your flood insurance premium!

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Some Flood Mitigation Projects are More Costly
But Give You More Protection

After floods, some communities buy out and demolish homes that were severely damaged. The acquired land
is dedicated to open space and can be used for recreation or to help restore wildlife habitat and wetlands.
Homes have been raised up on higher foundations, and others have been moved to safer high ground.

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Useful Resources and Common Acronyms

Useful Resources Common Acronyms

Family disaster planning: http://www.redcross.org/services/disaster BFE = Base Flood Elevation

Avoiding Flood Damage: A Checklist for Homeowners, FEMA: EC = Elevation Certificate

http://www.fema.gov/library/flddam.pdf
FEMA = Federal Emergency
The “How To” Series, FEMA: http://www.fema.gov/mit/how2.htm Management Agency

Information for flood victims: http://www.fema.gov/dizvictims.htm FIRM = Flood Insurance Rate Map

MFH = Manufactured Housing Unit

Repairing Your Flooded Home, American Red Cross and FEMA:
http://www.fema.gov/library/repfhm.pdf NFIP = National Flood Insurance
Program
Texas Floodplain Management Association: http://www.tfma.org
SFHA = Special Flood Hazard Area
Texas Commission on Environmental Quality:
http://www.tceq.state.tx.us TCEQ = Texas Commission on
Environmental Quality
Texas Department of Insurance: http://tdi.state.tx.us
TFMA = Texas Floodplain
Texas General Land Office: http://www.glo.state.tx.us Management Association

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Want to Learn More?

For advice on flood information and permits, call your community’s building permit office or planning department.

To order Flood maps, call FEMA’s Map Service Center — 1 (800) 358-9616
or order on-line at http://web1.msc.fema.gov/stores/MSC/

Learn more about flood maps and check the Status of Map Change Requests at http://www.fema.gov/mit/tsd

You can order printed copies of FEMA publications from the FEMA Distribution Center.
To place an order, call 1(800) 480-2520.

FEMA’s on-line publications can be found in the FEMA Virtual Library. Many are posted in the Portable Document
Format (PDF). Go to http://www.fema.gov/library/publicat.htm for more information.

To learn about flood insurance, call your insurance agent. Most insurance companies can write an NFIP policy for
you. If you need more help, call the National Flood Insurance Program's toll free number to get the name of an
agent in your area who does write flood insurance. The number is 1(888) FLOOD29.

To get the best rates for flood insurance, call a local surveyor to complete an Elevation Certificate.

To access FEMA’s Surveyor’s Guide to the Elevation Certificate, click on the surveyor button at
http://www.fema.gov/nfip

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