FLOOD RECOVERY GUIDANCE
Frequently Asked Questions
Release of Advisory Addendum #1 for Plaquemines Parishes
The Department of Homeland Security’s Federal Emergency Management Agency is committed to
helping communities that were impacted by Hurricanes Katrina and Rita rebuild safer and stronger.
Following catastrophic disasters, FEMA conducts flood risk assessments to analyze the most current
and accurate flood-risk data available. The result of this assessment is the establishment of Advisory
Base Flood Elevations (ABFEs).
INTRODUCTION
Rebuilding of the Louisiana Gulf Coast is underway and communities need information to ensure that
buildings are reasonably protected from future storm events. In April 2006, FEMA issued Flood
Recovery Guidance for the Belle Chase levee-protected areas and areas outside the levee systems within
Plaquemines Parish. Because of the vast complexities and the need for additional study regarding the
flood protection system, no advisory information could be released for southern Plaquemines Parish at
that time.
FEMA is now prepared to release Flood Recovery Guidance for the remaining portions of Plaquemines
Parish. The Flood Recovery Guidance is intended as an interim product. As better flood hazard
information becomes available, it will be provided to communities. FEMA strongly encourages
communities to use the Flood Recovery Guidance in their planning and rebuilding efforts to minimize
future flood damages. The following is a list of frequently asked questions pertaining to the Flood
Recovery Guidance – Advisory Addendum #1 Base Flood Elevations For Plaquemines Parish
(September 21, 2007). This document provides additional information covering topics related to flood
hazard mapping, guidance for reconstruction and related floodplain management questions, flood
insurance, and mitigation grant programs. Specifically, questions and answers below cover information
about rebuilding to the Advisory Base Flood Elevations (ABFEs) for inside levee protected areas of
southern Plaquemines Parish.
For information regarding the levee-protected areas of Belle Chase and areas outside the levee systems,
please see the April 12, 2006, Flood Recovery Guidance and supporting documentation.
ADVISORY BASE FLOOD ELEVATIONS (ABFEs)
WHAT IS THE FLOOD RECOVERY GUIDANCE?
The Flood Recovery Guidance is a guidance document that was issued to impacted Louisiana parishes
following Hurricanes Katrina and Rita. The guidance provided community officials with
recovery/reconstruction guidelines and ABFEs to guide their recovery efforts until new Flood Insurance
Studies (FIS) could be completed. The Flood Recovery Guidance is necessary because Hurricanes
Katrina and Rita, along with other recent storms, have created concerns about the accuracy of the flood
risk information on the current effective Flood Insurance Rate Maps (FIRMs).
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FLOOD RECOVERY GUIDANCE
Frequently Asked Questions
Release of Advisory Addendum #1 for Plaquemines Parishes
WHAT ARE ABFEs AND HOW DO THEY DIFFER FROM THE CURRENT BASE FLOOD ELEVATIONS
(BFEs)?
ABFEs are an interim product to assist communities in their rebuilding efforts while new FIRMs are
being completed. In many areas, the flood elevations caused by Hurricanes Katrina and Rita exceeded
the BFEs on the current effective FIRMs for the Gulf Coast Parishes of Louisiana. The BFE is the
elevation of the flood having a 1-percent-annual-chance of being equaled or exceeded in any given year.
HOW DOES FEMA DECIDE WHERE TO RELEASE ABFEs?
Following Hurricanes Katrina and Rita and in response to requests from local communities, FEMA
developed ABFEs in areas where the effects of the storms had significantly altered the floodplain, or had
demonstrated that current BFEs were outdated. ABFEs will be released only for areas where a
Presidential disaster declaration has been made, and then only when FEMA officials determine that the
BFEs on the current effective FIRMs no longer reasonably reflect the actual risk.
WHY HAVE ABFEs NOT BEEN RELEASED FOR OTHER STORM EVENTS?
Hurricanes Katrina and Rita were exceptionally strong storms that caused flood waters to far exceed the
BFEs on the current effective FIRM for the Gulf Coast Parishes of Louisiana. FEMA’s preliminary
post-storm analysis showed that many of the current BFEs do not accurately reflect the true risk, and
that significant changes to the floodplains resulting from the storms necessitated the new advisory
elevations. With this understanding, FEMA responded to local officials’ requests for more accurate
rebuilding data by developing these ABFEs.
WHAT ABFEs ARE FEMA RECOMMENDING FOR SOUTHERN PLAQUEMINES PARISH?
The U.S. Army Corps of Engineers (USACE), in close coordination with FEMA, has completed a
preliminary analysis of the 1-percent-annual-chance flood elevations for all areas outside of levees. This
analysis considered storm data from the past 155 years (including Hurricanes Katrina and Rita), new and
existing long-term tidal gage records, and other existing engineering studies. The results of the USACE
storm data analysis indicate that the new 1-percent-annual-chance flood elevations in areas impacted by
coastal storm surge may be higher that those shown on the current effective FIRMs. The 1-percentannual-chance flood event is used by FEMA as the Base Flood for floodplain regulations and insurance.
Since the preliminary storm surge analysis suggests that elevations may be higher than those shown on
the effective FIRM and the flood control system in southern Plaquemines Parish does not meet the
standards necessary to provide protection against the Base Flood, FEMA is recommending the higher of
two sets of flood elevations, effective FIRM BFEs or recommended ABFEs. For new construction and
reconstruction of substantially damaged structures and for substantially improved homes and businesses,
FEMA recommends reviewing the current effective FIRM to determine the BFE at the building site and
comparing that elevation to the recommended ABFE provided in Table 1 of the Flood Recovery
Guidance – Advisory Addendum #1. The lowest floor of the structure should be elevated to the ABFE
specified in Table 1 or the BFE shown on the effective FIRM, whichever is higher.
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FLOOD RECOVERY GUIDANCE
Frequently Asked Questions
Release of Advisory Addendum #1 for Plaquemines Parishes
The elevations provided in the Flood Recovery Guidance reflect the 1-percent-annual-chance Stillwater
elevation in and around each sub-basin. The elevations range from 8 feet to 18 feet (North American
Vertical Datum (NAVD88)), depending upon the location within the parish.
WHY WAS FEMA PREVIOUSLY UNABLE TO RELEASE ABFEs FOR SOUTHERN PLAQUEMINES
PARISH?
On April 12, 2006, FEMA issued Flood Recovery Guidance for the Belle Chase levee-protected areas
and areas outside the levee systems within Plaquemines Parish. Because of the vast complexities and
the need for additional time to study the flood protection system, no advisory information could be
released for southern Plaquemines Parish at that time.
IF THE PROPERTY IS LOCATED OUTSIDE OF A LEVEE PROTECTED AREA, WHAT IS THE ABFE?
For the areas outside the levee protection in Plaquemines Parish, FEMA released Flood Recovery
Guidance on April 12, 2006, recommending new construction and substantially damaged or
substantially improved homes and businesses calculate their ABFE by using the current effective FIRM,
plus a freeboard of 1 foot or 3 feet in elevation, depending on the location within the parish. Freeboard
represents a safety factor expressed in feet above the BFE and helps compensate for the many unknown
factors that could contribute to flood heights greater than the BFEs.
The April 12 guidance can be viewed on FEMA’s website at:
http://www.fema.gov/pdf/hazard/flood/recoverydata/plaquemines_parish04-12-06.pdf. Additional
information regarding the April 12 release of Flood Recovery Guidance can be viewed at:
http://www.fema.gov/pdf/hazard/flood/recoverydata/abfe_faqs_la_leveeparishes.pdf.
IF THE PROPERTY IS LOCATED IN THE BELLE CHASE LEVEE-PROTECTED AREAS, WHAT IS THE
ABFE?
For the Belle Chase levee-protected areas, FEMA released Flood Recovery Guidance on April 12, 2006,
recommending the ABFE for new construction and substantially damaged homes and businesses within
a designated FEMA floodplain is the higher of the BFE shown on the current effective FIRM or 3 feet
above the highest adjacent ground elevation at the building site. For new construction and substantially
damaged homes and businesses not located in a designated FEMA floodplain, the ABFE is defined as 3
feet above the highest adjacent ground elevation at the building site.
The April 12 guidance can be viewed on FEMA’s website at:
http://www.fema.gov/pdf/hazard/flood/recoverydata/plaquemines_parish04-12-06.pdf. Additional
information regarding the April 12 release of Flood Recovery Guidance can be viewed at:
http://www.fema.gov/pdf/hazard/flood/recoverydata/abfe_faqs_la_leveeparishes.pdf.
HOW IS THE ABFE FOR A PROPERTY IN LEVEE PROTECTED AREAS INCLUDED IN THE
SEPTEMBER 21, 2007, FLOOD RECOVERY GUIDANCE ADVISORY ADDENDUM DETERMINED?
The Flood Recovery Guidance documents were issued on a parish wide basis providing community
officials with advisory elevations that should be used in the rebuilding phases. To determine an ABFE
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FLOOD RECOVERY GUIDANCE
Frequently Asked Questions
Release of Advisory Addendum #1 for Plaquemines Parishes
for a property, the current effective FIRM and the Flood Recovery Guidance document need to be
utilized.
To determine the flood zone and BFE for the property, the current effective FIRM can be viewed for the
community at the following locations:
•
•
FEMA Map Service Center website is the official government source for flood hazard mapping
information, products, and services, and provides digital copies of the nation’s current effective
FIRM. The site can be located at: http://www.fema.gov/business/nfip/mscjumppage.shtm.
Community Map Repository can be found by contacting the Floodplain Administrator within the
parish.
Once the current flood zone and BFE for the property have been determined, FEMA is recommending
the higher of the effective FIRM BFEs or recommended ABFEs provided in Table 1 of the Flood
Recovery Guidance – Advisory Addendum #1. The lowest floor of the structure should be elevated to
the ABFE specified in Table 1 or the BFE shown on the effective FIRM, whichever is higher.
If there are specific questions about determining the ABFE for a particular site, the Floodplain
Administrator for the parish should be contacted.
WILL FEMA PROVIDE UPDATED INFORMATION BESIDES THE FLOOD RECOVERY GUIDANCE?
The Flood Recovery Guidance is data produced to help communities respond to the need to immediately
process building permits necessary for reconstruction. At this time, FEMA is working to put this
guidance in map form, creating detailed “Hurricane Katrina Surge Inundation and Advisory Base Flood
Elevation Map INSIDE LEVEE-PROTECTED AREAS ADDENDUM.” Once completed, these maps
will be posted on FEMA’s website at:
http://www.fema.gov/hazard/flood/recoverydata/katrina/katrina_la_maps.shtm.
These detailed Recovery Maps will show the ABFEs for specific zones or areas in levee protected areas
of Plaquemines Parish addressed by the September 21, 2007, Advisory Addendum, which are
geographically defined based on the levee polders shown on the current effective FIRM for each
community. These maps will be equivalent to the Hurricane Katrina Recovery Maps released for the
Belle Chasse area and areas outside of levee protection on June 12, 2006.
Although FEMA anticipates that it will take 1 month to complete recovery maps for the southern
Plaquemines Parish, property owners can determine the ABFEs for their site using the Flood Recovery
Guidance issued today.
WHAT IS THE SCHEDULE FOR REVISED FIRMs AND WILL THE REVISED FIRM INCORPORATE THE
DATA USED TO DEVELOP THE ABFEs?
FEMA is working with USACE and its mapping partners to complete a formal restudy of many of the
coastal Louisiana parishes and will be producing preliminary FIRMs. FEMA anticipates releasing
preliminary FIRMs later this year or the first of next year. However, these maps will not become
effective until they have been through a formal appeals and adoption process with each community.
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FLOOD RECOVERY GUIDANCE
Frequently Asked Questions
Release of Advisory Addendum #1 for Plaquemines Parishes
Until detailed analyses are completed and preliminary FIRMs are issued, FEMA is encouraging that the
ABFEs and Recovery Maps be used for floodplain management purposes as it is the best information
FEMA has available at this time.
WHAT IS LAND SUBSIDENCE AND HOW DOES IT AFFECT ABFEs?
Land subsidence is the lowering of the ground relative to a fixed reference point. The rate of subsidence
varies from place to place but has been measured to be as high as 0.8 feet per decade in some parts of
Louisiana. Subsidence increases flood risk by allowing storm surge and larger waves to spread further
inland.
Land subsidence was taken into account in the development of the ABFEs. The ABFEs may be higher
than the elevations depicted on the effective FIRMs because of the effects of subsidence and degradation
of coastal barriers, and the addition of 35 years of flood data which include the effects of Hurricanes
Katrina and Rita.
WHAT VERTICAL DATUM IS BEING USED FOR THE SEPTEMBER 21, 2007, ADVISORY
ADDENDUM AND HOW DOES IT RELATE TO MEAN SEA LEVEL?
A vertical datum is a set of constants that defines a system for comparison of elevations. In the NFIP, a
vertical datum is important because all elevations need to be reference to the same system. The vertical
datum used within the effective Flood Insurance Studies for the coastal Louisiana parishes is National
Geodetic Vertical Datum of 1929 (NGVD29). NGVD 29 was also used in the April 12, 2006, Flood
Recovery Guidance and the June 5, 2006, Recovery Maps for Plaquemines Parish. However; in order to
better assist Plaquemines Parish the North American Vertical Datum of 1988 (NAVD88) is being used
for this addendum. When FEMA issues the preliminary FIRMs for Plaquemines Parish, they will also
reference NAVD88. For additional information on NAVD88 and other vertical datums, please contact
National Geodetic Survey or visit its website at www.ngs.noaa.gov.
WHAT BENCH MARK INFORMATION SHOULD BE USED IN THE IMPACTED AREA?
FEMA recognizes that some bench marks may have been damaged during Hurricanes Katrina and Rita
and other benchmarks are not longer valid due to subsidence. Therefore, it is important that this
information for rebuilding be obtained from National Geodetic Survey. Updated bench mark elevation
information is now available for coastal Louisiana, and areas south of Interstate 10. This information
should be incorporated into all recent, current, or planned surveying efforts in this region which are
elevation sensitive. Contact National Geodetic Survey and the Louisiana Spatial Reference Center for
updated or additional information on bench mark elevations and additional Global Positioning System
sites in coastal Louisiana for the area south of Interstate 10. For additional information on updated bench
mark elevation information for coastal Louisiana, visit the NGS Louisiana Height Modernization Project
– 2006 website : http://www.ngs.noaa.gov/heightmod/LAProjectInfoLSPS.htm.
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FLOOD RECOVERY GUIDANCE
Frequently Asked Questions
Release of Advisory Addendum #1 for Plaquemines Parishes
FLOODPLAIN MANAGEMENT GUIDANCE - USING ABFEs
FOR RECONSTRUCTION
This section addresses frequently asked questions on the use of ABFEs for rebuilding. Specifically, this
section provides guidance for implementing ABFEs in the reconstruction process inside levee protected
areas of southern Plaquemines Parish.
Under the NFIP, communities are required to adopt and enforce floodplain management regulations that
meet or exceed the minimum floodplain management requirements of the NFIP in order for FEMA to
make flood insurance available to properties owners. In general, communities that participate in the
NFIP are required to adopt floodplain management regulations that require new structures and
substantially improved or substantially damaged residential structures be elevated at or above the BFE.
Non-residential structures can be elevated or dry floodproofed. However, dry floodproofing is only
allowed in A zones because of the velocity and wave action exerting hydrodynamic forces in V zones.
As previously noted, the assessment of the flood risk from Hurricanes Katrina and Rita indicates that the
communities’ effective FIS and FIRMs underestimate the extent of the flood hazard and flood risk.
Therefore, FEMA recommends that the lowest floor of new structures or substantially damaged or
substantially improved structures be elevated to the ABFEs, which are designed to help minimize flood
damages until new effective FIRMs are issued based on a restudy of flood hazards.
For floodplain management guidance for the levee-protected areas of Belle Chase and areas outside the
levee systems, please see the April 12, 2006, Flood Recovery Guidance and supporting documentation.
IS MY COMMUNITY REQUIRED TO ADOPT THE ABFEs DEVELOPED USING THE METHODS IN THE
FLOOD RECOVERY GUIDANCE?
Participating communities in the NFIP are not required to adopt the ABFEs. However, communities are
encouraged to use this data to minimize future flood damages. Ordinarily FEMA provides flood data to
communities in accordance with a well-defined regulatory process. This process involves providing
preliminary data, affording an appeals procedure, finalizing the data and providing a six-month period of
time for communities to adopt the data into their local ordinances and codes. FEMA cannot require a
community to adopt new data unless it goes through this process. Remapping and completing the entire
regulatory process generally takes a minimum of two years from the inception of the restudy until new
FIRMs become effective. The Flood Recovery Guidance is an interim product that will provide
communities with an estimate of the minimum flood elevations that they can use during reconstruction
to protect their citizens against future damages.
WHAT ARE THE BENEFITS TO MY COMMUNITY OF ADOPTING THE ABFEs?
Hurricanes Katrina and Rita demonstrated the BFEs and flood boundaries on the current effective
FIRMs may not provide an appropriate level of protection for new structures and substantially damaged
or substantially improved structures. FEMA has developed the ABFEs to provide communities with an
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Frequently Asked Questions
Release of Advisory Addendum #1 for Plaquemines Parishes
interim product that they can use during reconstruction to ensure that new structures and repairs of
substantially damaged structures are protected to a level that minimizes future flood damages.
Although FEMA cannot require communities to adopt the ABFE, continued use of the flood data on the
current effective FIRMs could result in structures that will be vulnerable to flood damage because they
will not be built high enough or have the structural integrity to resist flood forces that may be
encountered in future extreme weather events.
If the ABFEs are higher than the BFE on the current effective FIRM, the flood insurance premiums for
buildings constructed to those new elevations may be much lower.
FEMA will provide technical assistance to communities in adopting and implementing the Flood
Recovery Guidance.
IF MY COMMUNITY DECIDES TO USE THE ABFEs, WILL IT NEED TO AMEND ITS FLOODPLAIN
MANAGEMENT REGULATIONS TO INCORPORATE THE NEW DATA?
Generally yes. Your floodplain administrator will need the authority to require use of the ABFEs instead
of the BFEs on your current effective FIRM. If your community chooses to use this information, FEMA
advises that the community formally adopt the Flood Recovery Guidance for your community so that it
is legally enforceable. When communities receive ABFEs or have evidence that there is an increased
flood hazard risk, communities have a responsibility to evaluate and prudently use this information for
actions in the floodplain to ensure that structures are not vulnerable to flood damage and the health and
safety of citizens are protected.
WHAT LANGUAGE SHOULD MY COMMUNITY USE TO ADOPT ABFEs?
FEMA recommends that your community amend its floodplain management regulations to adopt the
methods for determining the ABFEs provided in the Flood Recovery Guidance Advisory Addendum for
your community. Your community may want to consider adopting the following or similar language:
For purposes of administering this ordinance, the elevations shall be established by the Building
Official (or Floodplain Administrator) using the methodology described in FEMA’s Flood
Recovery Guidance Advisory Addendum, dated September 21, 2007, which establishes the
Advisory Base Flood Elevations (ABFEs) for Plaquemines Parish (community name).
IF FEMA PROVIDES UPDATED INFORMATION IN THE FORM OF RECOVERY MAPS AS
DESCRIBED ABOVE IN THE MAPPING SECTION, SHOULD MY COMMUNITY ADOPT THE
RECOVERY MAPS?
Your community should adopt the Addendum Recovery Maps if they are available along with the
Addendum Flood Recovery Guidance. If the Recovery Maps are not available at the time the community
adopts the Flood Recovery Guidance, the local building official or floodplain administrator may need to
seek advice from the community's attorney on how to specifically reference the Recovery Maps into the
Guidance in the community's codes or ordinances.
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Frequently Asked Questions
Release of Advisory Addendum #1 for Plaquemines Parishes
WHAT IF MY COMMUNITY HAS ADOPTED THE INTERNATIONAL BUILDING CODE?
The International Codes contain flood-resistant provisions that are consistent with the NFIP. If your
community has adopted the International Building Code (IBC) and/or the International Residential Code
(IRC) and also adopts the Addendum Flood Recovery Guidance, the ABFEs would be considered the
design flood elevations for which flood-resistant provisions in the codes would apply. Both the IBC and
IRC provide a section in the codes for the community to insert reference to the Flood Recovery
Guidance Addendum Advisory and Addendum Recovery Maps and the date of these documents.
However, the community’s building code official and/or floodplain administrator may need to seek
advice from the community's attorney on how to specifically reference the Flood Recovery Guidance
Addendum Advisory and Addendum Recovery Maps in the ordinance that adopts the building code.
Additional guidance on flood provisions contained in the International Codes can be found in the
publication Reducing Flood Losses Through the International Codes available online at:
http://www.fema.gov/library/viewRecord.do?id=2094. This guide is intended to help community
officials decide how to integrate the International Codes (I-Codes) into their current floodplain
management and other building code processes in order to meet the requirements to participate in the
NFIP.
IN AREAS WHERE FLOOD ELEVATIONS FROM HURRICANES KATRINA AND RITA ARE WELL
ABOVE THE ABFEs, CAN COMMUNITIES PROVIDE ADDITIONAL LEVELS OF PROTECTION TO
PROTECT BUILDINGS FROM LARGER EVENTS?
Yes. If your community chooses to adopt more restrictive requirements, such as additional freeboard
above the ABFEs, you should incorporate the more restrictive requirement at the appropriate place in
your ordinance. By adopting more restrictive requirements, communities can ensure a greater level of
protection to homes and businesses from future storms. Under the NFIP, any community may exceed
the minimum criteria by adopting more restrictive floodplain management requirements. Adoptions of
more restrictive requirements are encouraged and take precedence over the minimum NFIP criteria.
WHEN FEMA PROVIDES FINAL MAPS THAT REPLACE THE RECOVERY GUIDANCE AND ABFE
MAPS AS DESCRIBED IN THE MAPPING SECTION OF THIS DOCUMENT, WILL MY COMMUNITY
BE REQUIRED TO ADOPT THE REVISED FIS AND FIRMs?
Yes. Any time that FEMA revises the effective FIS and FIRMs, the community must adopt or amend
their floodplain management regulations to incorporate the new data and meet any additional floodplain
management requirements. Revisions to community floodplain management regulations must also meet
any additional State requirements and be adopted through a process that complies with any procedural
requirements established in the State for the adoption of regulations and codes.
Communities that are provided with new or revised flood hazard data must amend their existing
floodplain management regulations before the effective date of the FIS and FIRMs, which is identified
in the Letter of Final Determination. The final letter initiates the six-month adoption period.
Communities are encouraged to adopt the appropriate floodplain management regulations as soon as
possible after the final letter is issued. The adopted regulations must be submitted to FEMA or the State
and be approved by FEMA before the effective data of the FIS and FIRMs. Additional information
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Frequently Asked Questions
Release of Advisory Addendum #1 for Plaquemines Parishes
about adopting FIRMs can be found in FEMA’s brochure, Adoption of Flood Insurance Rate Maps by
Participating Communities (FEMA 495 – September 2005). To obtain copies of this brochure, contact
the FEMA Distribution Facility at 1-800-480-2520.
CAN COMMUNITIES ADOPT CURRENT BFES PLUS FREEBOARD AS AN ALTERNATIVE TO
ADOPTING THE ABFEs?
Yes. The ABFEs are an interim product to assist communities in their rebuilding efforts while new
FIRMs are being completed. Communities can adopt higher floodplain management requirements that
are more restrictive than the ABFEs established under the flood recovery guidance to further minimize
flood damages.
To provide a higher level of protection inside levee protected areas, communities can adopt the
following requirements:
In areas designated as floodplain on the current effective FIRM, communities can require new and
substantially damaged or substantially improved structures be built to the current BFE plus freeboard.
Freeboard is an added factor of safety expressed in number of feet added to the BFE on the effective
FIRM to account for uncertainly or provide an increased level of protection.
Property owners are also encouraged to consider building to these standards for greater protection if the
community does not adopt these requirements.
FLOOD INSURANCE IMPLICATIONS
This section addresses flood insurance implications regarding the adoption of the ABFEs by
communities and how the adoption of the ABFEs affects the property owners’ flood insurance premium.
IF BUILDINGS ARE CONSTRUCTED IN COMPLIANCE WITH ABFEs, HOW WILL THAT AFFECT THE
PREMIUM THAT PROPERTY OWNERS PAY?
If the ABFEs are higher than the BFE on the current effective FIRM, the flood insurance premiums for
buildings constructed to those new elevations may be much lower.
WHAT HAPPENS TO EXISTING FLOOD INSURANCE POLICIES IF THE FIRMs ARE REVISED IN THE
FUTURE TO REFLECT BFEs THAT MAY BE HIGHER THAN THE BFEs ON THE CURRENT EFFECTIVE
FIRM AND HIGHER THAN THE ABFEs?
Existing policies can continue using the same zone and BFE on the current effective FIRM that was in
effect at the time the building was constructed as long as the building was constructed in compliance
with local floodplain management ordinances.
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Release of Advisory Addendum #1 for Plaquemines Parishes
WHAT IF I REPAIR THE HOUSE TO THE CURRENT BFE AND THE ABFEs ARE ADOPTED, WILL I BE
ABLE TO GET FLOOD INSURANCE AND IF SO, WILL THE COST BE HIGHER?
ABFEs have no impact on availability of flood insurance. Flood insurance availability is a function of
the local government’s participation in the NFIP. Therefore, if you decided to repair your house to the
current BFE, and at a later date the community adopts the ABFEs, flood insurance will continue to be
available. The NFIP will use the flood zone and BFE on the FIRM that was in effect at the time the
building was reconstructed, as long as the building was constructed in compliance with local floodplain
management ordinances. If the lowest floor is elevated above the BFE, the premium is lower.
IF A STRUCTURE IS LOCATED OUTSIDE THE MAPPED FLOODPLAIN SUCH AS IN A B OR X ZONE,
SHOULD FLOOD INSURANCE BE PURCHASED FOR THIS STRUCTURE?
As Hurricanes Katrina and Rita demonstrated, severe storms can far exceed the 1-percent-annual-chance
flood depicted on the current effective FIRMs. The new assessments were based on storm surge data
from Hurricanes Katrina and Rita, as well as tide and storm data from the past 155 years. Future severe
storms can still exceed the ABFEs and property owners outside the mapped floodplain are always
encouraged to purchase flood insurance as a protection against flood losses.
INCREASE COST OF COMPLIANCE COVERAGE
This section addresses issues regarding Increased Cost of Compliance benefits when the building is
declared substantially damaged by the community.
WHAT IS INCREASED COST OF COMPLIANCE (ICC) COVERAGE?
ICC coverage is a standard coverage in most NFIP policies. The coverage provides up to $30,000 to
help property owners reduce the risk of damage from future floods by elevating, flood proofing (for
nonresidential structures), demolishing, or relocating their building or home to meet the requirements of
a local community’s building ordinances. This coverage is in addition to the building coverage for the
repair of the actual physical damages from flooding. However, the total claims payments can not exceed
statutory limits. Therefore, the maximum amount collectible for both ICC and physical damage from
flood for a single family dwelling is $250,000.
IF COMMUNITIES ADOPT ABFEs, HOW WILL IT AFFECT PROPERTY OWNERS WITH FLOOD
INSURANCE POLICIES?
If the community adopts and enforces the ABFEs, ICC benefits will be available to elevate buildings to
the ABFEs. If the community does not adopt and enforce the ABFEs, ICC benefits will only pay to
elevate to the BFE on the current effective FIRM or BFE plus freeboard if the community has adopted
this standard. The community must declare the building to be substantially damaged by flood by the
time the repair permit is issued by the community. Note: Elevations for floodplain management
purposes must be applied uniformly whether the community adopts BFEs, BFEs plus freeboard, or
ABFEs.
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Release of Advisory Addendum #1 for Plaquemines Parishes
WILL ICC COVERAGE PAY TO ELEVATE BUILDINGS TO THE ABFEs?
Yes. If your community adopts and enforces the advisory base flood elevations and requires a
substantially damaged building to be elevated to that elevation, that building would qualify for ICC
coverage, which will pay up to $30,000, provided it meets the other requirements in the policy.
WILL ICC BENEFITS APPLY TO B OR X ZONES IF THE COMMUNITY ADOPTS AND ENFORCES
ABFE?
Yes, if the ABFEs are applicable to those zones.
IF A HOUSE WAS BUILT IN COMPLIANCE WITH THE CURRENT EFFECTIVE FIRM WAS
SUBSTANTIALLY DAMAGED AND SUBSIDENCE HAD OCCURRED CAUSING THE LOWEST FLOOR
TO BE LOWER THAN THE CURRENT EFFECTIVE BFE, WOULD ICC PAY TO ELEVATE THE
STRUCTURE TO THE BFE OR ABFE?
Yes, to whichever elevation the community has adopted and is enforcing throughout the community.
IF A SECOND FLOOR IS ADDED TO THE HOUSE AND THE LOWEST FLOOR IS CONVERTED TO
PARKING, STORAGE, OR ACCESS, IS THIS ELEVATION TECHNIQUE ELIGIBLE FOR ICC?
Yes. ICC will pay to elevate the structure using posts, piers, pilings, or foundation walls. However, ICC
will not pay for the construction of a second floor or any additional floors.
IF A PROPERTY OWNER DEMOLISHES A HOUSE, ARE WE ELIGIBLE FOR UP TO $30,000 TO
ELEVATE A NEW HOUSE?
Only if the elevation is to the BFE, BFE plus freeboard, or the ABFE as required by the community and
the structures is in a mapped floodplain on the current effective FIRM. ICC will pay up to $30,000 for
any combination of the following activities:
ƒ
ƒ
ƒ
ƒ
Elevation
Flood proofing (non-residential buildings only)
Relocation
Demolition
WHAT IS THE DEADLINE FOR FILING AN ICC?
The NFIP requires that the ICC claim be filed as soon as the property owner is notified by the
community that the building has been substantially damaged by flood.
IS ICC TAXABLE INCOME?
No. The ICC coverage is insurance proceeds and is not considered taxable income.
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Release of Advisory Addendum #1 for Plaquemines Parishes
HOW LONG DOES AN ICC APPLICATION TAKE?
There is no application to complete. ICC is part of the flood insurance coverage and is available if the
ICC eligibility requirements are met. To file an ICC claim, the property owner will need to provide to
the insurance company or NFIP a letter from the community stating the structure is substantially
damaged. In order for the property owner to receive ICC benefits, the structures must be 50 percent
damaged by flood.
IF A COMMUNITY IS DEMOLISHING DAMAGED HOMES, BUT NOT DEMOLISHING THE SLAB, WILL
ICC PAY FOR DEMOLISHING THE SLAB? CAN THE SAME SUBCONTRACTOR DO BOTH AND HAVE
ICC REIMBURSE THE CONTRACTOR FOR DEMOLISHING THE SLAB?
Yes. ICC will pay for the demolition of the slab, but ICC will not pay for the demolition cost that has
already been paid for from another funding source. The insured may arrange for the same contractor to
demolish the slab and the insured can then submit the ICC claim to their insurance company or the NFIP
for reimbursement. The insured is responsible for paying the contractor.
CAN A RESIDENTIAL STRUCTURE BE ELEVATED FOR $30,000?
It depends. There are many factors that affect the costs associated with raising houses. These include
size of home, construction type including foundation type such as slab-on-grade or crawl space, etc.,
condition and shape of home, condition of slab, extending utilities, engineering, ability of a company
that specializes in elevating homes to mobilize the equipment at the property site, relandscaping, and
most importantly the height of elevation. FEMA and the USACE have existing publications including
case studies and guidance on elevating homes. These documents include the following:
FEMA Publications
ƒ Principles and Practices of Retrofitting Floodprone Residential Structures, FEMA 259/January 1999
ƒ Homeowner’s Guide to Retrofitting, Six Ways to Protect Your House from Flooding, FEMA 312/June
1998
These publications can be found on the following website:
http://www.fema.gov/hazard/flood/pubs/lib259.shtm
http://www.fema.gov/hazard/flood/pubs/lib312.shtm
USACE Floodproofing Publications
ƒ Raising and Moving a Slab-on-Grade House with Slab, 1990
ƒ Flood Proofing - How to Evaluate Your Options, 1993
ƒ A Flood Proofing Success Story Along Dry Creek at Goodlettsville, Tennessee, 1993
These and other publications can be found on the following website:
http://www.usace.army.mil/cw/cecw-p/NFPC/fptpr/chap4.htm
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Release of Advisory Addendum #1 for Plaquemines Parishes
WHAT OTHER GUIDANCE IS AVAILABLE ON ICC COVERAGE?
ƒ National Flood Insurance Program Increased Cost of Compliance Coverage, Guidance for State and
Local Officials, FEMA 301/September 2003
ƒ Increased Cost of Compliance, F-663/August 2002
ƒ Additional information about ICC can be found at: http://www.fema.gov/business/nfip/icc.shtm
FEMA GRANT PROGRAMS AND ABFEs
In order to ensure that communities affected by major disasters are rebuilt stronger, safer and less
vulnerable to damages from future flood disasters, FEMA will require communities to adhere to the
elevation requirements established by ABFEs in order to be eligible for FEMA-funding for certain
mitigation and recovery projects.
WHAT PROGRAMS ARE AFFECTED BY ABFEs?
FEMA’s new elevation policy for FEMA grant programs requires Louisiana communities to use the
ABFEs for all reconstruction activities funded through the following programs:
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Hazard Mitigation Grant Program (HMGP) – provides grants to fund mitigation projects after a
disaster strikes to enable mitigation measures to be implemented during the recovery process
Flood Mitigation Assistance (FMA) program – provides grants to mitigate future flood damages for
structures insured under the NFIP
Pre-Disaster Mitigation (PDM) program – awards nationally competitive grants to fund hazard
mitigation projects
Public Assistance Grant Program – provides funds for the repair, replacement and restoration of
public facilities
The ABFEs – while encouraged by FEMA – are not mandatory for rebuilding of private homes using
FEMA’s Individual and Households Assistance housing reimbursement grants used for home repair or
rebuilding of private non-residential structures. Local ordinances set the rebuilding levels for individual
homes and businesses.
WOULD A PROPERTY OWNER’S FLOOD INSURANCE PAYMENT FOR DIRECT PHYSICAL
DAMAGES BE SUBTRACTED FROM AN HMGP GRANT?
Policyholders may choose to use their insurance payments for something other than its intended
purpose. If the insurance payment is not used to repair or replace flood-damaged property, the insurance
payment can be applied toward the costs of an HMGP project. However, if policyholders choose to do
this, they should be aware that their policy would not provide coverage for those unrepaired damages in
the event of a subsequent flood.
Policyholders may also choose to use the insurance payment to pay for engineering, survey and
architectural or other eligible costs under their approved HMGP project. In such a case, the insurance
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FLOOD RECOVERY GUIDANCE
Frequently Asked Questions
Release of Advisory Addendum #1 for Plaquemines Parishes
payment is subtracted from the total eligible project costs, resulting in a reduced project cost for grant
purposes. In this case, all grant costs, including the cost-share required for this project, are then reduced.
This approach is used to avoid duplication of benefits when multiple sources of funding are available for
a project purpose, since recipients of hazard mitigation grants should not receive funds, including flood
insurance settlements, from more than one source for the same purpose.
IF A PROPERTY OWNER DOES NOT ELEVATE TO THE ABFE WILL THEY BE ELIGIBLE FOR OTHER
SOURCES OF FUNDING?
Property owners who choose not to elevate to the ABFE may be eligible for funding from other sources.
For example, if a community does not adopt the ABFEs, a property owner may be eligible for an ICC
payment through an existing flood insurance policy to elevate to the level currently enforced by the
community. However, projects funded through FEMA mitigation grant programs must utilize ABFEs.
HOW DOES ICC RELATE TO MITIGATION PROJECTS?
Flood insurance policyholders may be eligible for Increased Cost of Compliance (ICC) coverage
benefits. ICC coverage is an important part of most flood insurance policies. The coverage provides up
to $30,000 to help property owners reduce the risk of damage from future floods by elevating,
floodproofing (for nonresidential structures), demolishing, or relocating their building or home. This
coverage is in addition to the building coverage for the repair of the actual physical damages from
flooding. However, the total claims payments cannot exceed statutory limits.
A claim under ICC coverage is filed separately from a flood insurance claim. Mitigation activities
eligible under ICC are also eligible under the HMGP. As noted above, duplication of benefits prevents
the policyholder from receiving HMGP funds and ICC for the same project expenses. However, the
ICC claim payment can be counted toward the required non-federal cost-share for an eligible HMGP
project. This is beneficial to policyholders because in many cases the cost of elevation or other eligible
mitigation activities may be more than the $30,000 available through ICC coverage. Their community
can pay for the additional cost of the project with the mitigation grant funds.
WHY CAN A PROPERTY OWNER WITH FLOOD INSURANCE RECEIVE AN ICC PAYMENT TO
ELEVATE SUBSTANTIALLY DAMAGED STRUCTURES BELOW THE ABFE, IN SOME CASES, BUT
MITIGATION GRANT RECIPIENT MUST ELEVATE TO THE ABFE?
Because ICC is part of the flood insurance policy, it is subject to the floodplain regulations currently
being enforced by the community. If a community chooses to adopt and enforce the ABFEs, then ICC
coverage will pay up to $30,000 to elevate to that level.
As stated above, in order to ensure that communities affected by major disasters are rebuilt stronger,
safer and less vulnerable to damages from future flood disasters, FEMA will require communities to
adhere to the elevation requirements established by ABFEs in order to be eligible for FEMA-funding for
certain mitigation and recovery projects. This helps to ensure that the Federal investment is being used
to minimize, to the extent possible, future flood damages.
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Frequently Asked Questions
Release of Advisory Addendum #1 for Plaquemines Parishes
WHAT TYPES OF PUBLIC ASSISTANCE GRANT PROGRAM PROJECTS MUST BE BUILT UTILIZING
AVAILABLE ABFEs?
Any type of project where base flood elevations would be a design consideration – for example
elevating a public building – must utilize them.
IF A PERSON DOES NOT WANT TO RETURN TO THEIR PROPERTY, IS THERE A BUYOUT OPTION?
WHAT OPTIONS DO PROPERTY OWNERS HAVE IF THE LOCAL COMMUNITY IS NOT DOING A
BUYOUT PROJECT?
Yes. FEMA mitigation grant dollars may be available for communities wishing to acquire flood prone
properties. The primary responsibility for selecting and administering mitigation activities resides with
the State. The State sets mitigation priorities and selects project applications that are developed and
submitted by local jurisdictions. Although individuals may not apply directly to the State for assistance,
local governments may sponsor an application on their behalf.
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