Hi all,
I am not a licensed?ÿsurveyor in the great state of South Carolina nor a surveyor in general and as such, I had a question for you guys as you in all likelihood know what you are doing. My question is this piece of land I am looking at is in multiple flood zones per the Charleston County flood zone map tool I found. It is in zone X, zone X (shaded), and parts of it are in zone AE. If I were to buy this property I have no intention of developing the parts in the AE zone. Almost all of the Developments would be done in zone X short of the driveway of which would be in zone X (shaded). In my research, I found that even though no development by me would be in Zone AE (which would require me to carry flood insurance) I would still need it as part of my lot is in this flood zone. 1. Is this accurate? and 2. If I were to get a certificate of elevation showing that the home site is like 5 or 6 feet above BFE would I still need to carry flood insurance? If it would help I will post a topography/site plan alongside the flood map.
Thanks in advance,
JRAP555
yo thanks for the help. Upvoted
I am in no way a FEMA expert, flood plain mapper or have done any work in SC, but my 2 cents is: 1) doesn't matter if the map is accurate, it's THE MAP.?ÿ Should it not be correct, a local surveyor would gladly help you get the FEMA Map revised or amended.?ÿ 2) You can never predict what a bank is going to require. Sometime they require Flood Ins even when your building is not in a flood probable Zone. A local surveyor can help you solve your particulate situation. The solutions run from bringing in fill and filing a LOMA with Fema; to subdividing the property with the Zone X in one part that you can permit, finance and build. The other part with the low areas you can even put in a conservation easement to mitigate any impact you may have to the low area.?ÿ Like I said there any many competent local surveyors that can determine what is best for you particular situation.?ÿ
thanks for all the help guys. You seem like a knowledgeable bunch.?ÿ
In Washington, we have a county/city surface water manager. If they have someone similar in SC, that would be a good person to start with, to answer all of your questions.
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Get flood insurance,
My house is not in a flood zone, but the street in front of my house is.?ÿ I learned the hard way with Hurricane Matthew, my house flooded and I had to rely on a FEMA grant and a SBA disaster loan to repair the home.?ÿ $450 a year for 250k structure and 100k contents is cheap.?ÿ It would take 35 years of premium payments to cover what it took to repair the house for minor flood damage.?ÿ I only had 2 inches in the main floor, just enough to ruin flooring, drywall 2 feet up the walls and kitchen cabinets, plus furnishings throughout the house.
In Washington... It is my understanding that flood insurance is purchased/required per structure, if your proposed structure is out of the flood zone (AE) you should be alright. But as somebody else mentioned, the lender seems to dictate when flood insurance is required, sometimes even if not in flood zone I believe. Definitely check with the county/city floodplain administrator, flood insurance company (FEMA or private), and/or lender.
Don't be afraid of the AE or the X Zones. Work with a surveyor knowledgeable about building in the Flood Zone. If possible, use proper building practices to elevate the structures above the base flood elevation, apply for a LOMA or LOMA-F and then get insurance at a reduced premium. Just because the area is AE and X now doesn't mean a new map won't come out sometime which brings the X Zone into the AE. Plan for the future like VA LS 2867 states.
"Howard it's working!"
What is Bill?
"You recommended when we built?ÿthe shear wall foundation to elevate it 2' higher that what the County suggested. We are at flood stage and the river runs in one end an out the other like a big box culvert"
But Bill, if the river is that high, you're cut off from the road and can't get to the house. Are you in it?
"Yeah. They cut the power yesterday so I'm on the cell phone. We can't get out but the cars are parked up the hill at the old house to that part is okay. You should come out. It's cool to see the volume of water running under the house and the entire bottom floor is dry."
Clients. At times you gotta love their attitude. The shear wall foundation is 12' above the surrounding grade and it looks like a box car will fit under the house. But it worked.
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