Does Your Home Meet FEMA Flood Standards?

If your home is not in the floodplain, you can ignore this explanation of FEMA requirements for homes in the floodplain. It does not apply to you.

This procedure is subject to the provisions of the River Bend "FLOOD DAMAGE PREVENTION ORDNANCE" amended 4/21/04.

According to information available, this home located at 202 Channel Run, owned by Mr. & Mrs. Richard Alehurst, has been inspected and found to be the first one in River Bend's 100 year flood plain to be in full compliance with all known requirements of FEMA for flood insurance purposes. What prompted Mr. Alehurst to look into the FEMA regulations was the cost of flood insurance quoted by a local insurance agency to be about $900 annually. They advised that if he brought his foundation into compliance, the premium would be reduced to $368 per year.

"As part of the agreement for making flood insurance available in a community, the NFIP (National Federal Insurance Program) requires the community to adopt a floodplain management ordinance that specifies minimum requirements for reducing flood losses. One such requirement is that the community obtain the elevation of the lowest floor, (including basement) of all new and substantially improved buildings, and maintain a record of such information. The Elevation Certificate provides a way for a community with this requirement.

What is a Flood Vent?

Most residents are unfamiliar with this term. FEMA defines a FLOOD VENT as A permanent opening in a wall that allows the free passage of water automatically in both directions without human intervention. A FLOOD VENT is pictured to the right. An AIR VENT has been removed and the opening enlarged to extend down to within one foot of ground level. It was then covered with an open louvered panel which permits a free flow of water in and out. Under the NFIP, a minimum of two openings is required for enclosures or crawl spaces with a total net area of not less than one square inch for every square foot of area enclosed. Each opening must be on different sides of the enclosed area. If a building has more than one enclosed area, each area must have openings on exterior walls to allow floodwater to directly enter. The bottom of the openings must be no higher than one foot above the grade underneath the FLOOD VENTS. A window, a door, or a garage door is not considered an opening.

The picture to the left shows an entrance hatch under the porch which has been converted to a FLOOD VENT. Normally, the entrance or access hatches are covered over with solid metal coveras in the picture to the right. The cover can be removed and replaced with a screen to provide unobstructed flow of water in and out. This large opening provides many square inches of FLOOD VENT space.

An AIR VENT serves an entirely different purpose. A number of them are installed a foot below the first floor and are designed to facilitate the flow of air to reduce the amount of moisture in the enclosed areas. Some (like the one at the right) are designed to open in warm weather and to close in cooler weather while others are controlled manually. Most AIR VENTS do not qualify as FLOOD VENTS.

Mr. Alequist is a talented handyman and accomplished the necessary modifications to his foundation walls. He purchased the open louver panels at Lowes for less than $2.00 per panel. He opened the entrance hatch leading into the garage and installed a screen in order to allow water to run in and out. This provided a substantial amount of the square inches required. Only the FREE air space can be counted in the required air space calculation. This excludes all space occupied by the louvers and screening.

The AIR VENTS on the sides of the house were too high to qualify as FLOOD VENTS as they were not within 12 inches of ground level. Six (6) of the AIR VENTS were converted to FLOOD VENTS by enlarging them to come within 12 inches of ground level. The remaining AIR VENTS were enlarged and raised up to within 12 inches of the lower floor level. The openings were then covered with open louver panels which would allow air to circulate and prevent a buildup of moisture.

The garage door was provided with six (6) new FLOOD VENTS within six ^) inches of ground level. Openings were cut into the garage door and open louvered panels were installed to facilitate unobstructed flow of water in and out.

Following his modifications, Mr. Alequist hired a Registered Land Surveyor to prepare the necessary Elevation Certificate which he could present with his application for flood insurance to his insurance company and to the Town Zoning Administrator for the Town records. The Elevation Certificate is a very important document and must be completed by a land surveyor, engineer, or architect who is authorized by law to certify elevation information when elevation information is required. Due to the large number of inconsistencies, FEMA rquires that the Elevation Certificate information must be provided by a certified professional.

FEMA advises that the best way to save a foundation or enclosure wall is to equalize the water level on both sides of the wall in the shortest time possible. If these instructions are followed FEMA believes that damages and claims will be dramatically reduced.

Bill Autry who writes a considerable amount of flood insurance in River Bend, advises that a number of homes in the River Bend flood plain, do not comply with FEMA regulations. Residents who are complacent and think they have adequate insurance may find that FEMA will be denying claims. According to Bill Autry, a FEMA inspector will determine whether you have complied with FEMA regulations before they honor your flood damage claim.

It is reported that FEMA has increased staff for the sole purpose of examining home owner flood claims to ensure that the letter of the law is adhered to. Failure to have properly installed FLOOD VENTS and AIR VENTS will cause the home owners insurance claim to be rejected thus reducing the number of losses paid out each year.

There are a number of companies now offering FLOOD VENTS and AIR VENTS which meet FEMA specificaations. These companies offer vents which facilitate the free flow of water and air in and out automatically under all conditions. Manual operations are not accepted.

Mortgage holders becoming aware of FEMA regulations are writing letters to home owners advising that proper insurance coverage must be provided on the homes they are financing in the flood plain. Failure to comply may cause default in the mortgage and the balance called in.

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