All new or substantially improved buildings in the Special Flood Hazard Area (SFHA) require local permits and an Elevation Certificate. Elevation and Engineering Certificates can be submitted to Building Inspections. Other permits or certificates may also be required and are issued through the Permit Center.

Elevation Certificate

• Must be completed by a South Carolina licensed land surveyor or engineer
• FEMA 81-31 Elevation Certificate form must be used

Engineering Certifications are required for the following, if applicable:

• Engineered flood vents (enclosed space below the Base Flood Elevation in A zones)
• Break-away walls (enclosed space below the Base Flood Elevation in V zones)
• Dry flood-proofing (Commercial only)
• Anchored (pile or column) foundation 

Substantial Damage and Cumulative Substantial Improvement:

The above Table demonstrates the "Freeboard" level or the factor of safety expressed in feet above the Base Flood Elevation for purposes of Floodplain Management.

• Structures which are damaged, due to any cause, by 50% or more of the building's value are required to be brought into compliance with the most current City floodplain requirements listed here.
• Structures that undergo a cumulative improvement cost of 50% or more of the building's value over the past 5 years (such as a home renovation) must comply with current City floodplain management requirements.
• Property owners undergoing substantial damage or a substantial improvement project should see the resources below. The Substantial Improvement Package must be completed and returned before project completion.

Resources:

• Building Inspections
• Permit Center
• City of Charleston Floodplain Management Ordinances: Code of Ordinances, Chp. 27, Article II, Division 3, Sec. 103-131, 
• Instructions for completing Elevation Certificate 81-31
• Substantial Improvement Package
• 7 Things You Should Know About A Preferred Risk Policy

Illegal floodplain development should be reported to the Citizen Services Center