A client I did a survey for has a garage on slab, located in Flood Zone A4. The slab is about 3' below the BFE at his location. He would like to finish the garage into a guest house. He is willing to roll the dice on any flood risk if the newly hired codes officer (a little green)would allow it. The codes officer says that if its in the flood plain it has to be above the BFE.
Now, this is an existing building, not located in the Floodway. Does FEMA have a restriction to prevent this? The codes officer is looking at it a new construction project.
Codes will look at any data we can show them.
Any input would be great.
Thanks
Forrest
> A client I did a survey for has a garage on slab, located in Flood Zone A4. The slab is about 3' below the BFE at his location. He would like to finish the garage into a guest house. He is willing to roll the dice on any flood risk if the newly hired codes officer (a little green)would allow it. The codes officer says that if its in the flood plain it has to be above the BFE.
>
> Now, this is an existing building, not located in the Floodway. Does FEMA have a restriction to prevent this? The codes officer is looking at it a new construction project.
>
> Codes will look at any data we can show them.
>
> Any input would be great.
>
> Thanks
>
> Forrest
That is not FEMA's call. That is local ordinance.
Now the Flood Insurance is under FEMA's purview, sorta.
SJ
If you add 50% or more of the value to a structure through remolding or additions, FEMA requires the entire structure to comply with the current BFE.
He can finish out the floor, but he runs the risk of the entire building being uninsurable.
In addition, local ordinance is what dictates whether he can proceed with the build out. My guess is that if a building inspector has already red flagged him. It would be difficult for him to proceed without a petition for a variance. If he paid enough money, he could obtain a variance for the build out, but that takes a lot of politicking.
AS3
Ditto Stephen, Lamon, and Adam.
You have to keep the Code Compliance Officer happy.
The Local Agency has to keep FEMA happy by enforcing their local ordinance or risk big penalties (like being removed from the NFIP) if they don't.
That's what I've heard, as well. Local officials claim FEMA will kick them out of the NFIP if they allow new construction and remodels out of complaince. We have a lot of rich old people in Florida who want to build ground level houses (old people don't like stairs) on the gulf front but the locals refuse, even if they are paying cash and don't want flood insurance.
Yep. And Coastal Zones (V Zones) have even more stringent requirements than inland zones do simply due to their exposure to wind and wave actions. Building habitable areas at ground level in those Zones is a definite no-no.
