If you’ve vacationed on the Outer Banks you most likely have seen elements of flooding. It’s something we’ve come to expect and deal with. “Dealing with” includes paying flood insurance if you are in a designated flood plain. The Federal Emergency Management Agency, FEMA, has revised their flood maps affecting the Outer Bank. The result is an overall reduction in flooding areas. Which resulted in a reduction in insurance costs, to many it was a welcomed change. However, many townships have tightened their building requirements to combat the overcorrection by FEMA. Below is an overview of flood zone types, terminology, and building implications regarding flood areas and the Outer Banks.
When it comes to flood plains the Outer Banks has 3 main zones; AE, X, and VE with some variations. The areas are defined through FEMA and periodically reexamined (approximately every 10 years). The flood zones are delineated on “FIRMS”, Flood Insurance Rate Maps, which can be found online. Townships and Counties also have mapping available however confirmation of the parcel is prudent. The AE zone is a Special Flood Hazard Area(s), SHFA. The VE zone is a high wind zone. AE and VE zones are FEMA required flood insurance areas. X zones are outside the SHFAs and not mandated to have flood insurance. X flood zones are coveted on the Outer Banks.
Base Flood Elevation, BFE, is an important benchmark used by FEMA in identifying these areas. It is the elevation at which a flood has a 1% chance of exceeding the rainfall for a given year. Said another way, a flood line that has a 1% chance of happening this year. The BFE is derived from MSL, Mean Sea Level and measured from “NAVD”, The North America Vertical Datum of 1988. You will see “NAVD” stated on many surveys. Lending institutions and Insurance companies will require an Elevation Certificate (EC) prepared by a licensed surveyor for the lot or property. The certificate identifies many elevations of your home (or proposed home) including the lowest horizontal framing member, lowest mechanical unit elevation, and floor elevation of heated space as well as unheated storage areas. These factors affect insurance rates and buildability.
When planning your home, townships will have their requirements regarding elevations. In fact, their elevation standards can be are more stringent than FEMA’s. Some areas may be out of a SHFA, but the town mandates a “local elevation standard” or LES. The building will need to meet the standards of the township and FEMA. For example, a home’s lowest building member is required to be above BFE, Base Flood Elevation. The distance above BFE is called “freeboard”. Township’s freeboard varies, but is usually 1-2 feet. A lot with a BFE of 7’ and a 2’ freeboard would need to have its lowest horizonal framing member no lower than 9’ AND be in congruence with the townships LES. It can require some investigation.
When planning your purchase or build on the Outer Banks take time and remember each flood zone and township has its own characteristics and requirements. It can be complex. Feel free to reach out for assistance through the process. It’s research that’s worth doing and we’re happy to help.