House Raising Resources

If your home is situated in low lying areas that are susceptible to floods or if your house has already been damaged earlier due to floods, you have choices on whether to raise your house. Even if you live in a moderate flood-risk area, you may still choose to elevate your home for added protection.

When you decide to elevate the house to comply with floodplain regulations, then the state and federal authorities will offer you valuable information and helpful suggestions about the process of house raising.

What To Do before Lifting Your Home

Elevating your home is necessary to protect it against floods – particularly, when your house is situated in a low lying area that is prone to floods. There is no denying that lifting your home will cost you heavily. However, the heartening news is the government has realized the gravity of the problem and has allocated fixed grant money for you to lift your house.

When deciding to elevate you house, you need to study the local ordinances and codes that will let you know what you can do and what you should not do. You should determine the level of elevation you want in order to protect your house from flood – base level or the 100-year flood, the 500-year flood, or any other level?

You must conduct a pre-study as to what kind of flooding your house is likely to suffer – taking into account the depth of flooding, the likely velocity of the floodwaters, the frequency of floods in any given year, the probable rate at which floodwaters would rise and fall, the time duration of the floodwaters remaining stagnant before they recede, and the impact of floating debris on your house.

After completing your pre-study taking into account all the above cited factors, you should consult with your local building authorities and your contractor regarding the implementation of your house elevation project.

What is home lifting?

Home elevation, simply means, raising the lowest floor beyond the flood protection elevation (FPE) -a level at which your chances of flooding are either considerably minimized or totally eliminated. The FPE will mean an extra foot of elevation to safeguard your house from the uncertainties such as floods. When a house has been elevated to FPE, it still may be subject to inundation but then only during extraordinary floods.

To those who may be less familiar with the process of house elevation, it is good to know that when a house is elevated, it is separated from its foundation by hydraulic jacks and is held up with temporary supports till a new or extended foundation is constructed beneath. As regards the choice of the new foundation, it can be extended walls or independent piers, posts, columns or pilings.

Advantages of home elevation:

There are quite a few advantages in elevating a house:

• The elevation will mean complying with your community’s floodplain management plan.
• It will substantially reduce the flood risk to the house and its contents.
• There will be no need to shift vulnerable contents above the water level whenever flood occurs.
• It can meaningfully reduce flood insurance premiums.

You may know that house elevation does not require you to buy an additional land.

House Raising

House-raising is a lengthy process that involves separating a house from its foundation and temporarily raising it with hydraulic jacks. The process is similar but distinct from house-moving, in which a house is transported some distance to a different location. Homeowners raise their houses for the following reasons:

• A basement can be constructed from an existing crawlspace. Basements significantly increase property values, and they provide additional storage and living space for occupants.
• The foundation is in need of repair.
• Flood protection can be added after a home is built by house-raising. Habitually wet basements are subject to mold growth, and the situation can be permanently remedied by raising the basement above the water table. This move can also lower flood insurance rates or ensure compliance with building codes. For homes located in special flood hazard zones, the Federal Emergency Management Agency (FEMA) states that homeowners must either elevate the lowest floor above the flood-protection elevation or move or flood-proof their building.
• House-rasing can offset excessive settling.
• House-raising is done to move and rotate the structure for aesthetic purposes. For instance, buildings are sometimes rotated to avoid the unpleasantness of nearby highways or commercial structures. Houses may also be rotated to fine-tune when and where different parts of the house receive sunlight.

House-raising is a hefty undertaking, as the utilities must be disconnected and reconnected, truckloads of dirt must be excavated, and concrete walls need to be poured. The actual lifting of the structure involves long, steel I-beams and hydraulic jacks. It’s possible to lift a house rapidly, although, in certain situations, such as to avoid damage to drywall, the building might be lifted as little as 1/8-inch per day. A homeowner can expect to pay up to $10,000 to raise their 1,200-square-foot house by a few feet, and older homes may be more difficult to lift, as they typically weigh more because of their plaster construction and sturdier wood. After being raised, the building is held in place by support cribs for however long is necessary to complete the project.

The idea of hiring workers to crawl beneath a precariously perched 40- to 80-ton structure may conjure up various nightmare scenarios. And the dangers to life and property are real, which is why house-raising companies typically carry insurance to cover an unlikely, yet tragic and costly, collapse. Such an incident happened in 1994, when contractors in Canada had to scramble for their lives when inadequately nailed sheathing caused the house they were working under to slide from its foundation.

Additional Considerations for the Homeowner

• The condition of the foundation must be carefully assessed. If it’s cracked, it might need to be fixed before the house can be raised.
• Hire an InterNACHI inspector to inspect for indications that the raising process did not degrade the house’s structural integrity.
• Anticipate and plan around the impact that the house-raising will have on the neighborhood. Street parking might be temporarily blocked while the house is being raised.
• Check on height restrictions. Do the building plans exceed height restrictions set by the local jurisdiction? A municipal inspector or engineer may be required to approve the construction.
• Building permits are required, and they can be expensive.
• Items that can be moved, such as furniture and the furnace, might have to be moved out until the house is set down.
• Be sure that all power, gas and electrical connections are not only shut off, but disconnected, as well, before construction begins.

In summary, house-raising is an intensive process performed for a variety of structural, safety and aesthetic purpose

From House Raising – Int’l Association of Certified Home Inspectors (InterNACHI) http://www.nachi.org/house-raising.htm#ixzz2JYv1L1SE

Insulated Concrete Forms

Insulated concrete forms (ICF) are the best way to build a foundation, no question. Stack the foam blocks (expanded polystyrene), fill the void with concrete, then leave the forms in place for an already well-insulated foundation wall. Todd Parge (Advanced Building Systems) supplied us with Reward Wall Systems blocks with 2.5 inches of foam sandwiching an eight inch void for a total of thirteen inches of wall thickness. To use less concrete we could have used an eleven inch thick block with a six inch void, but it uses the same amount of rebar and we have an extremely heavy concrete floor on the main level that will serve as thermal mass for this passive solar design.

N.J. Sandy rebuilding rules: Go higher or pay more

A great trick is to frame the main level floor, partly complete here, before you pour the concrete in order to hold everything straight and plumb. We’ve even temporarily screwed floor joists on edge to the middle of the walls to ensure straightness and stability. Thanks, Todd Parge, for all the helpful tips.

New federal flood maps approved Thursday that will govern rebuilding in the state following superstorm Sandy leaves many residents with a tough choice: Go higher now or pay more later.

The new guidelines will force homeowners in flood zones to spend tens of thousands of dollars to raise their houses now or pay exorbitant premiums of up to $31,000 a year for flood insurance later.

“This rule protects the public and our residents by ensuring that the Jersey Shore and our coastal communities will be reconstructed smarter and more resilient,” Gov. Chris Christie said in announcing the maps, which were recommended by the Federal Emergency Management Agency to municipalities last month. Read full article here.

Many at Shore will be forced to raise their homes to protect against future storms

Large numbers of homeowners along the Jersey Shore will in effect be forced to raise their homes to protect against future storms after Gov. Christie announced Thursday that the state would adopt the Federal Emergency Management Agency’s new floodplain maps.

Those whose houses were damaged in Hurricane Sandy have been struggling to figure out how to rebuild, if they can at all, since the release early last month of the new flood maps.

The maps are the basis on which federal flood insurance rates are determined, but they are likely to face challenges from local officials and are not expected to be formally certified by FEMA for up to two years. Read full article here.

What is a raised wood floor?

A raised wood floor system is an assembly of beams and girders, floor joists, and plywood or oriented strand board (OSB) floor sheathing, all properly sized, connected together and placed on a foundation. A raised wood floor system is designed to elevate the living space off the ground, isolating it from moisture and pests. American homes have been built on raised wood floor systems since Colonial times, and the aesthetic and practical reasons for building a raised home still apply today.

Many terms are frequently used to describe raised floor systems in different regions of the country. Examples include raised wood floor, off-grade floor, pier-and-beam foundation and crawlspace construction. Regardless of the exact term or construction method used, a raised wood floor system provides numerous advantages.

Types of raised wood floor foundation systems

A solid foundation is the most important part of a new home. A raised wood floor can be supported by a variety of foundation types (several are presented below). Always check the local building code for specific foundation requirements. Regardless of the foundation system used, the foundation and the footings must be of adequate size and strength to support the design loads. Once the foundation is in place, a system of beams and girders, floor joists, and plywood or oriented strand board (OSB) floor sheathing, is installed to complete the raised wood floor. View the Raised Wood Floor Foundation Systems Photo Gallery.

	Pier-and-beam foundation A builder has several options for constructing piers when building a pier-and-beam foundation. The piers can rest on spot footings or a continuous footing. The placement and spacing of the footings and the piers is determined by the location of load bearing walls and the span capabilities of the floor joists.
	Stem wall foundation A continuous foundation wall around the perimeter of the home. It is frequently constructed of reinforced masonry or poured concrete and supported by a continuous, reinforced-concrete footing.
	Wood stem wall foundation A continuous foundation fabricated of lumber-framed walls sheathed with structural plywood or OSB panels on top of a continuous footing. Wood stem walls reduce concrete costs, simplify leveling and are easily built on site.
	Wood pile and pier foundations Treated wood piles and wood piers minimize or eliminate the use of concrete altogether. They are popular in coastal areas for acquiring necessary height, but can also be cost effective for raising floors just a few feet. Piles are often used in soils with low-bearing capacity.

Building with wood

Throughout history, wood has found favor as a building material due to its strength, economy, workability, beauty and durability. Wood-frame buildings are economical to build, heat and cool, and provide maximum comfort to occupants. Wood construction is readily adaptable to traditional, contemporary and the most cutting-edge building styles. Its architectural possibilities are limitless and its durability spans the centuries.Learn more.

Wood building materials are good for the environment, too. Wood is a renewable, sustainable resource that is manufactured in energy efficient processes that optimize use of renewable energy sources. In fact, in a comparison of fossil fuel consumption associated with the materials for three floor systems – wood, concrete and steel – the wood joist floor required the least amount of fossil fuel energy.

Helpful Local Resources:

 

www.brunebuilt.com

For more information:

Brunebuilt Construction is here to help. To find out more on how to move forward with home raising, please contact us and we’ll be happy to assist you at (732) 899-8167 and for emergencies call our mobile number at (732) 581-8268.

Substantially Damaged Structures Guidelines

Brick Township Engineering Report: Substantially Damaged Structures Guidelines

If your home or business incurred damage, the Engineering Department will need to determine if your structure has been substantially damaged.  Substantially damaged means the cost to make your necessary repairs will meet or exceed 50% of the value of the structure.  In Brick Township, we use the assessed value to make that determination.

For example:

A house assessed at $100,000.00 damaged by flood, wind, fire, etc., would be considered “substantially damaged if the cost to repair the structure was more than $49,999.99.

Note: -The cost to repair the structure is utilized.  NOT the cost of repairs.  That is, the determination is made assuming that you must hire someone to complete your repairs.  If you are executing repairs yourself, or happen to have a spare hot water heater at your disposal, no credit is given for decreased cost.

Houses located in a flood zone that are substantially damaged must be retrofitted as necessary to meet current flood ordinances and construction codes.  This may involve:

Elevating the dwelling;
                Eliminating Basements;
                Raising the Crawl Space Elevation;
                Installation of Flood Vents;
                Elevating Mechanical Devices such as hot water heaters, furnaces, etc…

If your structure is substantially damaged, you may qualify for additional insurance money for the Increased Cost of Compliance (ICC).

A determination of substantial damage is made when you apply for permits to execute your repairs.   A Flood Elevation Certificate will be required for any permit application in a flood zone.

As a result of magnitude of flooded properties resulting from Super Storm Sandy, the Engineering Department will issue determinations of substantial damage prior to individual permit application submissions.  

The following information is required: a list of building damages (without  contents) accompanied by an estimated cost of repairs; and an estimate of the square footage of the inundated area, the depth of floodwater, and the floors effected, (e.g. crawlspace, finished basement, unfinished basement, first floor, sunken living area, etc..).

A Quick-Form is attached for reference.

A Flood Elevation Certificate is also recommended, but not required.  If you have one available, or if your insurance agent has one on file, please provide a photocopy with your request.

Click here for an attachment of the Brick Township Substantially Damaged Structure Worksheet:

http://www1.bricktownship.net/Portals/0/Library/Sandy/Sandy%20Sub%20Damage%20Worksheet.pdf

Toms River Township Important Information:  For Property Owners with Substantial Damage to their Property from Super Storm Sandy. Please read both attached forms very carefully as you consider your options concerning rebuilding.

Click here for an attachment of the Toms River Township Substantially Damaged Structure Worksheet: http://www.tomsrivertownship.com/downloads/substancial-damage.pdf

Shore residents duel with state over FEMA’s new house elevation requirements

By Eugene Paik and Tom Wright-Piersanti/The Star-Ledger

It’s unfair. It’s unrealistic. It’s inaccurate.

Few people attending a public meeting in Long Branch last night had anything good to say about the state’s emergency adoption of a proposal that could force homeowners to raise the height of their homes.

The meeting, held by the Department of Environmental Protection, was the first and only showdown between the state and the public over the controversial issue.

In the wake of Hurricane Sandy, the Federal Emergency Management Agency is proposing new heights that would be considered safe for houses during floods. To meet those new standards, however, many homeowners are facing a tough choice: pay a small fortune to raise their houses, or pay a small fortune in flood insurance premiums.

“I think it’s a shame the DEP has not made a study to make sure those elevations are correct,” said Jim Fulcomer, 69, who owns a home on the South Seaside Park section of Berkeley Township.

“Has anyone seen three feet waves on Barnegat Bay?” he asked the crowd.

“No,” some people grumbled.

Last night’s hearing marked an initial skirmish in the battle against FEMA’s advisory base flood elevations, which could nearly double the number of homes in the most flood-vulnerable regions of the state.

Among the most affected properties would be homes along New Jersey’s barrier islands and the Raritan Bay. In communities such as the Ortley Beach section of Toms River and Union Beach, homes may need to be raised more than four feet.

The proposed elevations add more homes to areas called “A” zones, which are at risk for coastal flooding, and “V” zones, which are susceptible to high-velocity waves.

The problem for many homeowners is the price. They say it’s simply too expensive to raise their houses, which could cost between $40,000 and $80,000 for uncomplicated projects.

If they don’t raise them, their annual flood insurance premiums could cost as much as $31,000. That price drops to about $7,000 if the house meets minimum elevation requirements, according to Gov. Chris Christie.

About 60 people attended last night’s meeting, many questioning DEP officials about the accuracy and science of the elevations and blasting their sweeping nature.

The “V” zones were the biggest point of contention. Many said their homes, either on bays, lagoons or miles inland, would never see waves large or intense enough to warrant raising them.

RELATED COVERAGE:

• What Sandy victims need to know about new height rules for their homes

• N.J. adopts height requirements for post-Sandy building

• Di Ionno: Foes of FEMA flood maps want answers – and a place to meet

• Democratic senators slam DEP for adopting FEMA’s new flood elevation regs

• Mulshine: Shore mayors say FEMA’s all over the map

Margaret Quinn, of Toms River, told a trio of DEP officials that she didn’t understand why her house is on course to move to the “V” zone, which would force her to put her house on pilings. A project like that, she estimated, could cost upwards of $80,000.

“Living on a lagoon off a bay, we will never see waves of three feet,” she said. “You cannot put a square peg into a round hole, and that’s what we’re being asked to do.”

According to FEMA, the changes are needed to prevent a flood catastrophe similar to what happened during Sandy.

But the hurricane had little direct impact on the proposed elevations.

For two years, FEMA had been working on the advisory base flood elevations as part of a complete overhaul of the state’s maps for flood insurance rates, which hadn’t been updated in decades.

When Sandy obliterated New Jersey’s coastline last fall, FEMA released the proposed elevations in December to give rebuilding homeowners an idea of the changes that lie ahead.

The state became involved in the dispute early this year when Christie adopted FEMA’s elevations. The intention was to dispel confusion and offer guidance as homeowners rebuilt after Sandy.

The state order is already in effect, but only until March 21, said Ray Cantor, the DEP’s chief advisor to Commissioner Bob Martin. The department must decide whether to adopt the proposed elevations beyond that — for a period of seven years — using criteria such as scientific data and public comments, Cantor said.

“We need compassion from you folks,” said Kathy Serra, a homeowner from Lavallette, told DEP. “We’re not really feeling the love and we really need a bit of that.”

Anyone unable to attend last night’s meeting has until March 21 to submit written comments athttp://www.nj.gov/dep/rules/comments.

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What is my Advisory Base Flood Elevation (ABFE)?

Find out what your property’s ABFE is here: 

As communities, residents and business owners along the coastlines of New York and New Jersey begin to recover from the effects of Hurricane Sandy, it is important for individuals to understand their flood risk.  The Federal Emergency Management Agency (FEMA), as the administrator of the National Flood Insurance Program (NFIP), has prepared Advisory Base Flood Elevations (ABFE) utilizing on-going coastal studies that were underway for the North Atlantic Coast prior to Hurricane Sandy.  This advisory information will provide the communities, residents and business owners in the ABFE mapping area with more precise information about the flood risk they face, allowing them to make more informed decisions to reduce their personal risk to life and property.This may have you wondering…

What is My Property’s ABFE?
The interactive tool below can assist you in determining the current and advisory flood risk of your property*.  To find out what information is available for your property, follow these three easy steps:1.    Enter your address into the field below and click the “Get Details” button. Internet Explorer users: You must click‘No’ if a security warning pop up window appears on your screen in order for information to display correctly in the report after clicking the “Get Details” button.
2.    A “flag” (graphic) will be added to the map banner below indicating the location the tool will provide information at.  Find your home on the map and click on your house.
3.    The data fields below the map banner will provide you with an overview of ABFE and related information at the location you placed the flag (graphic).  Print the report and take it to your local building and permitting authority to understand the building requirements for your property.

Below the report, you will find information on what you can do with the ABFE information.  For more detailed information about ABFEs visit the Hurricane Sandy ABFE Homepage and read the ABFE FAQ.

*DISCLAIMER: The information generated on each report is dependent on the location of the point location of the flag (graphic). The flood information included in the report tables below is not a determination. Results from the What is My ABFE Tool are not intended for insurance rating purposes and is for information only. The positional accuracy may be compromised in some areas. The address locator is not 100% accurate in identifying your address. Property owners should contact your local floodplain administrator for more information or to view an official copy of the Flood Insurance Rate Maps and discuss the ABFEs in the vicinity of their property prior to starting any reconstruction activity.

If you have any questions about what you are looking at, click with your mouse on the hyperlinked question in the left column and a glossary will provide you a definition of what is being described.

What Does it Mean if the Report shows ‘N/A’ for All Fields?    The ‘What is my ABFE’ tool will return ‘N/A’ results in 2 situations: 1) in cases where ABFE data is not yet available for a location and 2) in cases where the location is not in an Advisory flood zone.  ABFE data has been released for the following counties to date:  Atlantic, Bergen, Burlington, Cape May, Essex, Hudson, Middlesex, Monmouth, Ocean, and Union (New Jersey).  Therefore, if your property is located in one of these counties and you receive ‘N/A’ results, it is most likely you are not located in an Advisory flood zone. 

If you click on the ‘Link to Web Tool’ in the report, it will bring up the ABFE map for your location – this is an easy way that you can see your location on the map and any flood zones in the vicinity.  Even if you are not actually located in an Advisory flood zone, you should still consider purchasing flood insurance if you are close to an Advisory flood zone to reduce the chance of financial impacts in case a flood does occur in the future.

What Should I Do With The ABFE Information in the Report?    
As you make decisions for rebuilding and reconstruction, the information provided by the What is My ABFE Tool will provide you an understanding of the possibility of flooding and coastal wave actions that affect your property.  Investigations conducted by FEMA and other organizations after major coastal disasters have consistently shown that properly sited, well-designed, and well-constructed coastal residential buildings generally perform well. This information can assist you in your rebuilding efforts and provides a centralized point of risk information for you to discuss permitting requirements with your local building and permitting staff.•    Local building and permitting varies by community. This information will allow you to meet with your local building and permitting authority to discuss your individual property building requirements.•    Before building, property and business owners should consult their local government officials to determine the mandatory elevations and any construction requirements for their home or building.•    Consider elevating your home’s lowest floor above the Base Flood Elevation.  Elevating your structure is a good way to reduce your risk of flooding even if your property is not currently subject to flooding.•    Elevating your home above the Base Flood Elevation or Advisory Base Flood Elevation (whichever is higher) will also provide a future reduction in flood insurance premiums.•    If your property is subject to coastal wave action, consider breakaway walls and other structural building measures that will allow the building to remain after a storm event.•    Consider relocating your structure (if possible) to minimize the hazards your home or business may encounter.Visit the ABFE Toolkit for Property Owners webpage for answers to common questions about the ABFEs and helpful fact sheets and websites regarding ABFEs, rebuilding, flood insurance and other topics.Questions or comments?  Call the National Flood Insurance Program Help Center at 1(800) 427-4661 or contact us through our online form today.

Under its Risk MAP Program, the Federal Emergency Management Agency (FEMA) is providing quality flood hazard information to help communities plan for and reduce the risk from flooding. As part of that effort, the FEMA Region II office has initiated a coastal flood study to update the information shown on the Flood Insurance Rate Maps (FIRMs) for 14 coastal New Jersey counties and New York City. The FIRM shows each community’s flood hazards and is a requirement for participation in the National Flood Insurance Program (NFIP).  The FIRM is used to determine who must buy flood insurance and where floodplain development regulations apply.

For additional information, the FEMA website, which will be updated as progress on the coastal flood study continues, will include links to the online preliminary FIRM panels (once completed), and details on public meetings to review those preliminary results. We encourage you to explore this website to learn more - be sure to check back regularly for updates. In the meantime, there are steps that you can take now to keep your communities and families safe from flood risk: 

Know your risk – Understand the risk of flooding in your area.View your community’s current flood hazard maps and check back here for updates on the project underway. View  Advisory Base Flood Elevation (ABFE) information being developed by FEMA to help communities, property owners and others make informed decisions about rebuilding in the aftermath of Hurricane Sandy.

Know your role – Understand the role you play when disaster strikes and how you can reduce the impact flooding has on you and your loved ones, your property, and your community. VisitReady.gov (or Ready New York for New York residents) to learn about ways to get prepared and FloodSmart.gov for more information on flood risk and flood insurance. 

Take action – Visit Ready.gov (or Ready New York for New York residents) to learn how to get prepared. Then, tell others about your community’s flood risk and what steps they can take to keep safe from flooding.

Coastal Mapping Basics

Introduction

The effects of tides, combined with large amounts of water and waves from storms make coastal areas some of the most at-risk areas when it comes to flooding.  To identify and map coastal flood hazards accurately, many factors must be taken into account, such as the amount of development in the area, the types and strength of storms that historically have affected the area, and the onshore and offshore topography.  This section provides an overview of the steps involved to identify and map the coastal flood hazards shown on the FEMA Flood Insurance Rate Map (FIRM).  The FIRM is used to determine flood insurance requirements for residents and where floodplain development regulations apply in a community.

Special Flood Hazard Areas and Base Flood Elevations

Each FIRM shows Special Flood Hazard Areas (SFHAs), or the areas subject to flooding by a storm or flood event that has a one percent chance of being equaled or exceeded in any given year.  The SFHA includes all ‘A’ and ‘V’ FIRM zones, the most common being:  A, AO, AH, AE, VE, and V.  For a full listing of flood zones with detailed descriptions, visit FEMA’s Flood Zones webpage.  Insurance rates and building requirements are tied to SFHA boundaries and the Base Flood Elevations (BFEs) that are established for these areas and shown on the FIRM.  A BFE is the water level expected in the SFHA for a one-percent-annual-chance flood event.  To accurately model and map coastal SFHAs and BFEs, study teams made up of engineers, coastal scientists, surveyors, and mapping specialists conduct coastal flood studies that include storm surge analysis and overland wave modeling.  The process is described below.

 

A mesh, or high resolutiongrid, developed when modeling storm surge using the ADCIRC computer model.

Coastal Storm Surge Analysis

Coastal flooding is usually caused by coastal storms, including tropical storms, hurricanes, and nor’easters.  Storm surge is the amount of water, combined with the effect of normal tides that is pushed towards the shore during a storm.  The height of the storm surge is driven by many variables, such as the strength and size of the storm, as well as how quickly and the direction in which the storm moves.  Using information from historical storms that have affected the study area, a representative set of storm events are determined and then modeled.  The storm surge elevations generated from this model are then used to determine the probability of a storm surge event of a given magnitude (for example, a storm that has a one percent chance of occurring in a given year).Storm surge analyses for FEMA coastal flood studies are often performed using the ADCIRC (ADvanced CIRCulation) coastal circulation and storm surge computer model in conjunction with the Simulating Waves Nearshore (SWAN) computer model.  Once complete, the storm surge analysis will result in the development of stillwater elevations for the one-percent-annual-chance flood event.   A stillwater elevation does not take into account all effects from waves coming ashore during a storm event.  Therefore, a separate overland wave modeling analysis is needed in addition to the storm surge analysis to accurately determine coastal SFHAs and BFEs.

Overland Wave Modeling

In addition to storm surge, waves play an important role in coastal flooding.  An overland wave modeling analysis is required to fully evaluate the effect that waves have on coastal areas during a flood event.  FEMA typically uses a computer simulation model called the Wave Height Analysis for Flood Insurance Studies (WHAFIS) to perform overland wave modeling.  This model takes into account water depth, wind speed, vegetative cover, building density, and other factors to predict the heights of waves, which plays an important role in determining coastal BFEs and flood zones.  Wave runup and wave setup (discussed below) are also important factors in overland wave modeling.

Wave runup. The rush of water that extends inland when waves come ashore is called ‘wave runup.’  The overland wave analysis will determine the elevations to which wave runup extends during a storm event.  These elevations may be higher than the stillwater elevations computed as part of the storm surge analysis.

Wave setup. In addition to the effects of wave runup and the computed storm surge stillwater elevation, there is also an increase in the water level caused by waves breaking ashore during a storm event.  This increase in the water level is called ‘wave setup’, which can be a significant factor in determining coastal BFEs.  Wave setup is affected by the height of the waves, the speed at which waves approach the shore, and the slope of the ground near the shore.

Erosion (or, the removal of soil) due to storms and the presence of coastal structures, such as seawalls are also taken into account when overland wave modeling is performed.

  

The coastal storm surge stillwater elevation (SWEL) and

the added effects of wave setup and wave runup.

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Detail from a coastal FIRM.

Mapping Coastal Hazards

Once the coastal storm surge analysis and overland wave modeling are complete, the most up-to-date topographic information available will be used to map the coastal SFHA boundaries based on the results of these analyses.  BFEs will also be added to the FIRM at this point in the mapping process. The different flood risk zones that comprise the coastal SFHA – ‘V’ zones and ‘A’ zones (described below), will also be delineated.

Coastal High Hazard Areas (V Zones)

Coastal high hazard areas, designated as V zones on the FIRM, are the areas of the coastal floodplain subject to the highest risk.  Typically, this is the area where the computed wave heights for the base (one-percent-annual-chance) flood are 3 feet or more.  V zones are subject to more stringent building requirements and different flood insurance rates than other zones shown on the FIRM because these areas are exposed to a higher level of risk than other coastal flooding areas.

Coastal A Zones

Portions of the SFHA landward of a V zone (i.e., areas where wave heights are computed as less than 3 feet) are mapped as ‘A’ zones on the FIRM.  While the wave forces in coastal A zones are not as severe as those in V zones, the capacity for the damage or destruction of buildings is still present.

Diagram:  The Coastal Flood Zone

V zones are portions of the SFHA where wave heights are greater than three feet.  These areas are subject to more stringent building requirements than coastal A zones because the risk from coastal flooding is greater.

Coastal BFEs take into account both the storm surge ‘stillwater’ elevation and additional effects from waves.  

Limit of Moderate Wave Action

An additional area that may be shown on coastal FIRMs for informational purposes is the Limit of Moderate Wave Action (LiMWA).  The LiMWA identifies areas that will be affected by waves with a 1.5 foot wave height or greater within the coastal A zone.  While FEMA currently does not require special floodplain management standards or flood insurance purchase requirements based on LiMWA delineations, it is likely that properties and structures within the LiMWA will receive substantial damage from wave action during a one-percent-annual-chance flood event.  As a result, communities are encouraged to adopt the more stringent building construction standards applicable for V Zones in these areas.

Diagram:  The Limit of Moderate Wave Action (LiMWA) 

The LiMWA is the area within the coastal A zone where wave heights are between 1.5 and 3 feet.  These areas will likely be subject to substantial damage during a one-percent-annual chance flood event. 

Learn More

More information about the nation’s coastal resources, including additional information on coastal flood risk and storm surge, can be found on NOAA’s State of the Coast website or through the Jacques Cousteau National Estuarine Research Reserve online Coastal Training Program.  For general questions about FEMA flood hazard mapping, contact the FEMA Map Information eXchange.  For specific questions about the New Jersey and New York coastal flood study, contact us through our online form.

Information for Disaster Survivors and Recovering Communities

FEMA continues to lead the Federal government’s effort to provide assistance and support to States affected by Hurricane Sandy, ensuring Federal agencies and their public and private partners continue to provide all available resources toState, local, and tribal communities in affected areas. This page lists helpful resources to support recovery and rebuilding efforts by individuals, business owners and communities affected by Sandy.

General Information

FEMA’s Hurricane Sandy homepage provides the latest information on available FEMA assistance and recovery initiatives with materials in nine different languages.  Additional information for New Jersey residents is available through the State of New Jersey’s Hurricane Sandy Information Center.  Additional information for New York residents is available through the NYC Severe Weather webpage.

Information is also available from FEMA about the disaster process, disaster aid programs, hazard mitigation grant and loan programs and FEMA’s whole community approach to emergency management.

To learn more about FEMA’s National Flood Insurance Program (NFIP) or to find an insurance agent, visit FloodSmart.govor call 1-888-229-0437. If your home or business has been damaged by flooding, you may be required to meet certain building requirements in your community to reduce future flood damage before you repair or rebuild.  To help you cover the costs of meeting those requirements, the NFIP makes available Increased Cost of Compliance (ICC) coverage for all new and renewed standard flood insurance policies.  Additional information about ICC coverage is available in the following brochure:

Increased Cost of Compliance:  How You Can Benefit

On July 6, 2012, a law took effect that made significant reforms to the NFIP.  The fact sheet Changes in the Flood Insurance Program:  Preliminary Considerations for Rebuilding provides additional information on these changes.

Advisory Base Flood Elevations and Guidance for Reconstruction Efforts

Prior to Hurricane Sandy, FEMA was restudying areas of the New Jersey and New York coastlines to update flood hazards shown on NFIP Flood Insurance Rate Maps (FIRMs) in these areas. These updated maps were set to be delivered to State and local officials in mid-2013. Since existing FIRMs for these areas were developed more than 25 years ago, and because updated FIRMs are yet to be finalized, FEMA believes it vital to provide near-term Advisory Base Flood Elevations (ABFEs) to support rebuilding efforts.

Visit this website’s Hurricane Sandy ABFE webpage for comprehensive information on the availability of ABFEs, how they can be used, and to view and download data once available. Additional information is also available through the ABFE Toolkit for Property Owners page, the ABFE Toolkit for Community Officials page and the ABFE Frequently Asked Questions page.   

To ask questions and get information about flood insurance and ABFEs, call the National Flood Insurance Program Help Center at 1(800)427-4661 or contact us through this website’s online form.
For more information about how to build safer and stronger and to potentially decrease your flood insurance premiums, download the FEMA Hurricane Sandy Building Science fact sheet. More information on recent changes to the NFIP that should be considered when rebuilding is available in the fact sheet Changes in the Flood Insurance Program:  Preliminary Considerations for Rebuilding.

Buildings located in a Special Flood Hazard Area that are determined to be substantially damaged or improved must be brought into compliance with the minimum requirements of the community’s National Flood Insurance Program (NFIP)-compliant floodplain management laws or ordinances.   Communities participating in the NFIP often have difficulty determining whether buildings are substantially damaged.  This difficulty is magnified after a major flood or other disaster where a large number of buildings have been damaged and there is a need to provide timely substantial damage determinations so that reconstruction can begin.  The Substantial Damage Estimator (SDE) software was developed to assist State and local officials in estimating building value and costs to repair residential and non-residential buildings and is available for download at no cost.  The reference document Substantial Damage Estimator Best Practices is also available online.

Before building, property and business owners should consult their local government officials to determine the local building code, permit, and mandatory elevation requirements for their home or building. 

Disaster Assistance
Available assistance can include rental payments for temporary housing, grants for home repairs, low interest loans for small businesses, and more. Information to learn about the types of assistance available and to apply for assistance can be accessed using the following ways:

     - Apply online at http://www.disasterassistance.gov/ or through a mobile device at m.fema.gov.

     - Call 1-800-621-FEMA or 1-800-462-7585 (TTY) for hearing and speech impaired.

     - Visit a Disaster Recovery Center in your area.

Additional Resources

• FEMA Blog

• On Facebook - FEMA Sandy

• On Twitter - @FEMASandy

• @FEMA

• @FEMAespanol

• @FEMAregion2 (NJ, NY, PR, VI)

• FEMA’s mobile website - m.fema.gov

• Interactive Maps

• FEMA Geoportal
• Google

Questions or comments?  Call the National Flood Insurance Program Help Center at 1(800) 427-4661 or contact us through our online form today.

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