Building Construction in Flood Zones
The Building Inspections Division (BID) works with the community to ensure construction in the floodplain is designed and built to reduce the risk of flood damage based on current codes and flood maps. These efforts help to create a more resilient community and flood mitigation solutions for buildings and structures in the SFHA.
Please be advised that all work (including painting, interior finishes, and repairs of storm damage etc.) in the Special Flood Hazard Area requires a permit.
Overview
Floodplain management regulations apply in the Special Flood Hazard Area or regulated 100-year floodplain.
The Special Flood Hazard Area (SFHA) is subject to a one (1) percent or greater chance of flooding in any given year shown on a Flood Insurance Rate Map, or (FIRM). In the City of Charleston, AE, Coastal A, and VE Flood Zones are in the SFHA and X Flood Zones are outside of the SFHA.
The City of Charleston has a "Freeboard" above Base Flood Elevation (BFE) requirement. The Design Flood Elevation (DFE) is BFE + Freeboard. Refer to the table below:
Find Your Flood Zone
To find out what flood zone your property is located in, refer to the FEMA Map Service Center or City of Charleston Mapnet websites or contact the floodplain management team at floodplain-info@charleston-sc.gov.
Building Codes and Reference Materials
- Local Codes: City of Charleston Flood Hazard Prevention and Control Ordinance
- State Codes: South Carolina Building Codes - ICC Digital Codes (iccsafe.org)
- ASCE 24-14: Flood Resistant Design and Construction - Books (ascelibrary.org)
- FEMA NFIP Technical Bulletins: National Flood Insurance Technical Bulletins | FEMA.gov and FEMA Coastal Construction Manual
- Code of Federal Regulations: 44 CFR Chapter I Subchapter B -- Insurance and Hazard Mitigation
Certifications and Forms
You may need to submit the following documents when obtaining a permit in the SFHA.
Send Elevation Certificate submittals for permitted projects to inspections@charleston-sc.gov
- Substantial Improvement and Damage (SI/SD) Regulations and Forms
- Elevation Certificate (Under Construction and Finished)
- ICC ES Report for Engineered Flood Openings
- Non-Residential Floodproofing Certificate
- V-Zone Design Certificate for V-Zones and Coastal A Zone
- V-Zone Breakaway Wall Certificate for V-Zones and Coastal A Zone
- No Adverse Impact Certification for V-Zones and Coastal A Zones
- Church Creek Floodplain Encroachment Engineering Certification
- LOMR-F Reasonably Safe From Flooding Certification
- Historic Variance Guidance and Hardship Letter Template
City of Charleston Guidance on Flood Design Requirements
- Flood Design Compliance Matrix and Freeboard Requirements
- Residential Flood Design Plan Review Checklist
- Commercial Flood Design Plan Review Checklist
- Slab-on-Grade in the SFHA Prohibition FAQ
- Coastal A Zone Guidance
- Building Inspections Flood Design & Construction Field Checklist
- Guide to Completing Elevation Certificates
- Effective Charleston County FIRM for Projects
- Existing HVAC Systems and Ductwork Below DFE
- New Construction Electrical Systems Below DFE
- Elevator Guidance in SFHA
- Machinery and Equipment Elevation Guidelines
- Electrical Meter and Disconnects Guidance in SFHA
- Resilience Guidelines for Property Owners