FEMA Elevation Certificates and Hydrostatic Venting Requirements Tennessee Association of Floodplain Managers Conference Gatlinburg, TN July 30 August 2, 2013 1
What is the National Flood Insurance Program (NFIP)? The NFIP is a Federal program : Created by Congress to mitigate future flood losses nationwide Through sound, community-enforced building and zoning ordinances To provide access to affordable, federally backed flood insurance protection for property owners. The NFIP provides an insurance alternative to disaster assistance to meet the escalating costs of repairing damage to buildings and their contents caused by floods. 2
NFIP PARTICIPATION Participation in the NFIP is based on an agreement between local communities and the Federal Government that states that if a community will adopt and enforce a floodplain management ordinance to reduce future flood risks to new construction in Special Flood Hazard Areas (SFHAs), the Federal Government will make flood insurance available within the community as a financial protection against flood losses. 3
Overview of Community Responsibilities Adopting and enforcing floodplain management regulations that either meet or exceed the minimum standards of the NFIP. Applying the regulations to all designated special flood hazard areas (SFHAs) throughout its jurisdiction. Submitting to FEMA the regulations (and subsequent amendments thereto), including copies of related zoning, building, and subdivision regulations; health codes; special purpose ordinances; and other corrective and preventive measures enacted to reduce or prevent flood-related damage. 4
Overview of Community Responsibilities (cont.) Appointing or designating an agency or individual official with the responsibility for the floodplain management program. Maintaining a file with specific information on all development that occurs within the mapped flood hazard area, including documentation of certain building elevations and documentation of floodproofing designs, and making this information available for public inspection. Conducting periodic field inspections to ensure that ongoing development complies with issued permits and to check for unpermitted development. 5
Opening and Venting Requirements Under the NFIP, the lowest floor is the floor of the lowest enclosed area of a building. An unfinished or flood-resistant enclosure that is used solely for parking of vehicles, building access, or storage is not the lowest floor, provided the enclosure is built in compliance with applicable requirements (proper opening). As used by the NFIP, an enclosure is an area that is enclosed on all sides by walls. The NFIP defines a basement as any area that is below-grade on all sides. The regulations do not allow basements to extend below the BFE. 6
Opening and Venting Requirements (cont.) If enclosure walls are not designed with openings to relieve the pressure of standing or slow-moving water against them (called hydrostatic loads), the walls can be damaged or fail during a flood. If the walls are load-bearing walls that support the elevated building, failure of the walls may result in damage to, or collapse of, the building. 7
Opening and Venting Requirements (cont.) To address this concern, the NFIP regulations require that enclosure walls contain openings that will allow for the automatic entry and exit of floodwaters. These openings allow floodwaters to reach equal levels on both sides of the walls, thereby lessening the potential for damage caused by a difference in hydrostatic loads on opposite sides of the walls. In A zones, the requirement for flood openings applies to all enclosed areas below new elevated buildings and below substantially improved buildings. 8
Opening and Venting Requirements (cont.) The NFIP regulations for enclosures are codified in Title 44 of the Code of Federal Regulations, in Section 60.3(c)(5), which states that a community shall: Require, for all new construction and substantial improvements, that fully enclosed areas below the lowest floor that are usable solely for parking of vehicles, building access, or storage in an area other than a basement and which are subject to flooding shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or meet or exceed the following minimum criteria: A minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided. The bottom of all openings shall be no higher than one foot above grade. Openings may be equipped with screens, louvers, valves, or other coverings or devices provided that they permit the automatic entry and exit of floodwaters. 9
Opening and Venting Requirements (cont.) Definitions From: 44 CFR 59.1, State of Tennessee Model Ordinance, and Local Flood Damage Prevention Ordinance "Lowest Floor" means the lowest floor of the lowest enclosed area, including a basement. An unfinished or flood resistant enclosure used solely for parking of vehicles, building access or storage in an area other than a basement area is not considered a building's lowest floor; provided, that such enclosure is not built so as to render the structure in violation of the applicable non-elevation design requirements of this Ordinance. 10
Opening and Venting Requirements (cont) From: 44 CFR 59.1, State of Tennessee Model Ordinance, and Local Flood Damage Prevention Ordinance 3. Enclosures All new construction and substantial improvements that include fully enclosed areas formed by foundation and other exterior walls below the lowest floor that are subject to flooding, shall be designed to preclude finished living space and designed to allow for the entry and exit of flood waters to automatically equalize hydrostatic flood forces on exterior walls. 11
Opening and Venting Requirements (cont) a) Designs for complying with this requirement must either be certified by a Tennessee professional engineer or architect or meet or exceed the following minimum criteria. 1) Provide a minimum of two openings having a total net area of not less than one (1) square inch for every square foot of enclosed area subject to flooding; 2) The bottom of all openings shall be no higher than one (1) foot above the finished grade; 3) Openings may be equipped with screens, louvers, valves or other coverings or devices provided they permit the automatic flow of floodwaters in both directions. 12
Opening and Venting Requirements (cont) b. The enclosed area shall be the minimum necessary to allow for parking of vehicles, storage or building access. c. The interior portion of such enclosed area shall not be finished or partitioned into separate rooms in such a way as to impede the movement of floodwaters and all such partitions shall comply with the provisions of Article V, Section B. 13
Highlights of ASCE 24 that complement the NFIP minimum requirements include: Two alternatives are specified for flood openings to allow for the automatic entry and exit of floodwaters in below-bfe enclosures: non-engineered openings which do not require certification (1 sq in per sq ft of enclosed area) and engineered openings which must be certified by a registered design professional. 14
2006 International Residential Code 15
2006 International Residential Code 16
2006 International Residential Code 17
FEMA - Technical Bulletins Openings in Foundation Wall and Walls Crawlspace Construction for of Enclosures buildings in SFHA Areas TB 1 August 2008 TB 11-1 November 2001 http://www.fema.gov/national-flood-insurance-program-2/nfip-technicalbulletins 18
Typical/Standard air vent Figure. Although this standard air vent was intended as flood openings, it is not acceptable because it is not disabled in the open position and does not allow automatic inflow and outflow of floodwaters. 19 Technical Bulletin 1 August 2008
Typical air vent clogged by flood debris 20 Technical Bulletin 1 August 2008
Sample Openings 21
Sample Openings 22 Technical Bulletin 1 August 2008
Sample Openings 23
Sample Openings Decorative treatments using fixed louvers and brickwork (count the net open area or have certified as engineered openings) 24
Sample Openings Concrete block turned sideways (insect screening shown) Wood frame with insect screen inserted in opening in poured concrete foundation wall 25
Sample Openings 26
Sample Openings 27
Sample Openings 28
Attached garage, with engineered openings installed in the garage door 29
Sample Openings 30
How Openings Affect Flood Insurance Rates Compliance influences both the vulnerability to flood damage and the cost of NFIP flood insurance. If openings are not compliant, the floor of the crawlspace or the floor of the enclosure becomes the lowest floor. In those cases, the result may be significantly higher flood insurance premiums, especially if the floor of the crawlspace or enclosure is more than a foot or two below the BFE. 31
FEMA Elevation Certificate 32
Uses of the Elevation Certificate The Elevation Certificate is an important administrative tool of the National Flood Insurance Program (NFIP), used for: 1) To provide elevation information to ensure compliance with the community s floodplain management regulations. Some communities have recommendations for structures be elevated to 1 ft above BFE. Some communities even go higherwhich equals lower flood insurance premiums. 33
Uses of the Elevation Certificate 2) To determine the proper insurance premium rate of a structure. (Insurance Rating Purposes) Rates for insurance are based on lowest floor elevation in relation to BFE, and if elevation is below BFE, indicates to FEMA that a potential violation has occurred. 34
Determine Policy Premiums Insurance agents use the elevation information provided on the Elevation Certificate to determine insurance premiums. 35
Support map amendments & revisions The Elevation Certificate is used to revise a FEMA flood map by: Letter of Map Amendment (LOMA) Changes the flood zone of a specific structure/property. Letter of Map Revision (LOMR-F) Paper eloma Changes the flood zone of a specific property where fill has been placed on the site. Online LOMC 36
New Elevation Certificate & Changes The new EC has an expiration date of July 31, 2015. During the 12-month transition period beginning August 1, 2012, we will accept either the new form or the old form. Go to FEMA Library or Search Engine and search Elevation Certificate. Provides link to new EC Word Document and PDF form (fillable). New EC mandatory August 1, 2013 37
Who certifies building elevations? In order for flood insurance to be rated properly, a licensed land surveyor, engineer, or architect or Community officials who are authorized by law or ordinance to provide floodplain management information 38
Importance of Openings vs Flood Insurance 39
Flood Openings - Covers Examples of Opening Covers Screening Louver Grate 40
2000 Min 2 2000 41
Diagram 8 42
Flood Insurance Rating 43
Rate Comparisons 44
Elevation lowers premiums ZONE A EXAMPLE Elevating 3 feet above the BFE could lower premiums significantly! Homes built below BFE could be hit hard by an increase to full-risk rates 45
Building Diagrams Page 7, 8 or 9 of the Elevation Certificate Instructions Following are examples of the 10 diagrams that illustrate various types of buildings. 46
Diagram 1A Distinguishing Feature The bottom floor is at or above ground level (grade) on at least one side.* All slab-on-grade single and multiple-floor buildings (other than split level) and high-rise buildings, either detached or row type (e.g. townhouse); with or without an attached garage. 47
Slab-on-grade, one-story building with attached garage 48
Slab-on-grade, multiple-floor townhouse without attached garage 49
Diagram 1B All raised-slab-on-grade or slab-on-stem wall with fill, single- or multiple-floor buildings (other than splitlevel), either detached or row type (e.g., townhouse); with or without attached garage. 50
Slab on back-filled stem wall C2.g C2.a C2.f 51
Diagram 2 Distinguishing Feature The bottom floor (basement or underground garage) is below ground level (grade) on all sides. Buildings constructed above crawl spaces that are below grade on all sides should also use this diagram.* All single-and multiplefloor buildings with basement, either detached or row type (e.g., townhouses); with or without attached garage. 52
Multiple-floor building with basement, without attached garage 53
Multi-floor building with basement, without attached garage 54
Diagram 3 Distinguishing Feature The bottom floor (excluding garage) is at or above ground level (grade) on at least one side.* All split-level buildings that are slab-on-grade, either detached or row type (e.g., townhouses); with or without attached garage. 55
Slab-on-grade, split-level building without attached garage 56
Diagram 4 Distinguishing Feature The bottom floor (basement or underground garage) is below ground level (grade) on all sides. Buildings constructed above crawl spaces that are below grade on all sides should also use this diagram. * All split-level buildings (other than slab-on-grade), either detached or row type (e.g., townhouses); with or without attached garage. 57
Split-level building without attached garage 58
Diagram 5 All buildings elevated on piers, posts, piles, columns, or parallel shear walls. No obstructions are below the elevated floor. 59
Multi-level building elevated on piers, posts, piles, columns, or shear walls (no obstructions below elevated floor) 60
Manufactured home elevated on pier foundation 61
Diagram 6 All buildings elevated on piers, posts, piles, columns, or parallel shear walls with full or partial enclosure below the elevated floor. Enclosure: that portion of an elevated building below the lowest elevated floor that is either partially or fully shut-in by rigid walls 62
Elevated Building with a partial enclosure 63
Elevated multi-level building with a partial enclosure 64
Diagram 7 All buildings elevated on fullstory foundation walls with a partially or fully enclosed area below the elevated floor. This includes walkout levels, where at least one side is at or above grade. The principal use of this building is located in the elevated floors of the building. 65
Building elevated on full-story foundation walls Fully-enclosed area below the elevated floor A8.b A8.c 66
Building elevated on full-story foundation walls Fully enclosed area below the elevated floor 67
Diagram 8 All buildings elevated on a crawl space with the floor of the crawl space at or above grade on at least one side, with or without an attached garage. 68
One-story building on crawl space with attached garage Openings A8.b A8.c 69
Multi-level building elevated on crawl space 70
Diagram 9 All buildings (other than splitlevel) elevated on a sub-grade crawlspace, with or without attached garage. 71
Diagram 9 C2.b C2.a 72
Biggert-Waters Flood Insurance Reform Act of 2012 Key provisions of the legislation will require: The NFIP to raise rates to reflect true flood risk Make the program more financially stable, and Change how Flood Insurance Rate Map (FIRM) updates impact policyholders. 73
Flood Insurance Reform Act of 2012 WHAT DOES THIS MEAN TO TENNESSEE COMMUNIITES Premium Rate Increases for some (but not all) policyholders over time. The new law eliminates some artificially low rates and discounts which are no longer sustainable. Most flood insurance rates will reflect full risk, and flood insurance rates will rise on some policies. 74
Flood Insurance Reform Act of 2012 What is Changing Now? Rates for most properties will more accurately reflect risk. Subsidized rates (Pre-FIRM Structures) for nonprimary/secondary residences are being phased out now. Subsidized rates for other classes of properties will be eliminated over time, beginning in later 2013. 75
Flood Insurance Reform Act of 2012 What is Changing Now? Owners of Pre-FIRM non-primary/secondary residences in a Special Flood Hazard Area (SFHA) will see 25 percent increase annually until rates reflect true risk began January 1, 2013. Owners of property which has experienced severe or repeated flooding will see 25 percent rate increase annually until rates reflect true risk beginning October 1, 2013. (Severe Repetitive Loss Properties) Owners of Pre-FIRM business properties in a Special Flood Hazard Area will see 25 percent rate increase annually until rates reflect true risk -- beginning October 1, 2013. 76
Flood Insurance Reform Act of 2012 What is Changing Now? Owners of primary residences in SFHAs will be able to keep their subsidized rates unless or until: You sell your property; Subsidized rates cannot be assigned to new owner You allow your policy to lapse; Allowing a policy to lapse could be costly. Those who don t have a mortgage and decide to drop coverage are Rolling the Dice You suffer severe, repeated, flood losses; or You purchase a new policy (after July 6, 2012). 77
Flood Insurance Reform Act of 2012 Grandfathering Changes Expected in 2014? The Act calls for a phase-out of discounts, including grandfathered rates, and a move to risk-based rates for most properties when the community adopts a new Flood Insurance Rate Map. So if you live in a community that adopts a new, updated Flood Insurance Rate Map (FIRM), discounts including grandfathered rates -- will be phased out. This will happen gradually, with new rates increasing by 20% per year for five years. Implementation is anticipated in 2014. 78
Flood Insurance Reform Act of 2012 What Can Be Done to Lower Costs? For home owners and business owners: Talk to your insurance agent about your insurance options. You ll probably need an Elevation Certificate to determine your correct rate. Higher deductibles might lower your premium. Consider remodeling or rebuilding. Building or rebuilding higher will lower your risk and could reduce your premium. Consider adding vents to your foundation or using breakaway walls. Talk with local officials about community-wide mitigation steps. 79
Flood Insurance Reform Act of 2012 What Can Be Done to Lower Costs? For community officials: Wilson County and Watertown recently joined 9 other communities in Tennessee who have joined the Community Rating System (CRS) which will lower premiums for residents. Talk to the Tennessee State Emergency Management Agency (TEMA) about grants. FEMA issues grants to states which can distribute the funds to communities to help with mitigation and rebuilding. 80
List of Tennessee communities enrolled in the Community Rating System (CRS) COMMUNITY NAME CRS ENTRY DATE CURRENT EFFECTIVE DATE CURRENT CLASS % DISCOUNT FOR SFHA % DISCOUNT FOR NON- SFHA Athens 10/1/1993 10/1/2009 8 10 5 Bristol 5/1/2006 10/1/2007 8 10 5 Carthage 10/1/1992 10/1/2002 8 10 5 Elizabethton 10/1/1993 10/1/1993 9 5 5 Gatlinburg 10/1/1993 10/1/2009 8 10 5 Knox County 10/1/2002 10/1/2002 9 5 5 Knoxville 10/1/1992 10/1/2006 8 10 5 Nashville & Davidson County 10/1/1991 10/1/2006 8 10 5 Watertown 5/1/2013 5/1/2013 9 5 5 Williamson County 10/1/2008 10/1/2008 9 5 5 Wilson County 5/1/2013 5/1/2013 9 5 5 81
Flood Insurance Reform Act of 2012 Rebuilding Decisions After a Flood As lowest floor elevations increases, premiums decrease. Zone A Example Homes built below BFE could be hit hard by an increase to fullrisk rates! Elevating 3 feet above the BFE could lower premiums significantly! 82
General Information and Resources www.fema.gov www.msc.fema.gov FEMA Publications 1-800-480-2520 (Toll Free) FEMA FIRM/FIS, General Mapping and LOMC Questions 1-877-FEMA-MAP (Toll Free) 877-336-2627 FloodSmart for Consumers www.floodsmart.gov 1-888-379-9531 Flood Insurance Manual - http://www.fema.gov/flood-insurance-manual Flood Insurance Reform Act Webpage - http://www.fema.gov/bw12 83
Contacts FEMA Region 4 and State of Tennessee Roy McClure, Natural Hazards Program Specialist, 770-220-8835, roy.mcclure@fema.dhs.gov Janice Mitchell, Insurance Specialist, 770-220-5441, janice.mitchell@fema.dhs.gov Stanley Harrison, Tennessee State NFIP Coordinator, 423-434-0158, Stanley.Harrison@tn.gov 84
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