If the cost of repair or construction is greater than 50% of the value of the structure, then the entire building must be elevated above the projected flood level or otherwise modified to meet current flood code.
If a number of renovations or construction activities are done over time, the value of that work must be counted together over a ten year period. When you add together the value of various smaller construction projects done over time, the sum must be below 50% of the current building's value. If not, the entire building must be elevated or changed to meet current flood code.
What is defined as the lowest floor elevation depends on the foundation type.
Floodplain Construction FAQ's
Applying for a Floodplain Development Permit
After elevating or otherwise modifying the building to meet flood code, an Elevation Certificate must be completed and submitted by an engineer, architect or surveyor registered in the State of North Carolina. The FEMA Elevation Certificate must be submitted and approved before electrical power can be turned on.
|Flooded Mecklenburg County house
||The damaged house could not
simply be repaired. To meet
current flood code, the living
area of the house also had to
Check with Storm Water Services before you grade, renovate or build in a FEMA Floodplain or Community (Future) Floodplain.
Storm Water Services' Floodplain Permitting Office: