How to Build a Garage in the Floodplain

Contact the local city planning office to determine if additions are permitted to existing structures in the flood plain. You will also be able to learn in what flood zone the property rests to determine the base flood elevation (BFE).

Also, ask for recommendations of local architects and builders before beginning your interview process. Its personnel will know who has experience in floodplain construction projects.

If additions are permitted, interview architects and builders to find one with experience building in floodplains and in the locality. Make a contract with the chosen architect and builder.

Consult with a city planner in your local government office to determine what permits and/or variances are required. Take the title/deed to show ownership; it may be required for any permit or variance application. Obtain and complete the permit and/or variance applications. You may need to consult with the architect on the project for some information.

Make sure that the addition is built according to the requirements set by your local governing body as well as FEMA and NFIP. Older homes complicate matters because they were constructed before the laws requiring building to BFEs were passed. Some states, such as North Carolina, require the entire structure be raised to the BFE if the addition costs more than 50 percent of the current value of the structure.

Apply for and obtain the FEMA Elevation Certificate, if required. The architect for the project will complete and submit this document. An engineer or surveyor may also be able to complete this document depending on state laws or regulations. Begin the FEMA Elevation Certificate process as soon as possible. Some states, such as North Carolina, require it before allowing the electricity to be turned on.