| Over the last several months, I had dozens of people | | | | Now, you may be asking, "Why should we be |
| ask me the same question. "Why do you raise your | | | | concerned when this is just a suggested elevation?" |
| home on piers rather than build closer or on the | | | | Rumor has it, that the coastal counties are going to |
| ground?" | | | | be adopting this in the very near future. By the time |
| My answer is simple. If you are reading this article | | | | you read this, they may already have. I have a very |
| and wondering the same thing, put yourself in the | | | | good example. The Mississippi Development Authority |
| shoes of the local community that was impacted by | | | | has an incentive program which is the Small Rental |
| Hurricane Katrina, look at this map and continue | | | | Assistance Program. Without getting into detail about |
| reading: | | | | the program, there is over $260 million allocated for |
| Do you see the Interstate 10? It runs east and west | | | | this. Guess where the money came from? That's |
| a few miles north of the coast. Everything south of | | | | right. The federal government has surplus money for |
| that line was flooded with at least a couple feet of | | | | certain areas of coastal recovery. You may not apply |
| water if not over a dozen feet of water. We are | | | | for this program if you do not build your home to |
| not that north of the interstate didn't flood because | | | | the ABFE. Why? Because if Federal Money is issued |
| it did; but 90% of the real estate growth is | | | | on behalf of this program, you must comply with all |
| transpiring south of the highway. | | | | federal assessments and rules, including the Advised |
| After reviewing the flooding, FEMA revised the | | | | Base Flood Elevation. |
| coastal flood maps. They offered a suggested | | | | Additionally, we are making insurance underwriters |
| elevation for all new construction. By taking the | | | | very happy with this as this does not jeapordize the |
| county's topographic maps, they determined how | | | | integrity of the structure at all and allows for us to |
| high the land was above sea level. After sea level | | | | have insurance breaks on the flood policy. Our policies |
| elevation was established, they took into | | | | are typically 25% less than homes built on the |
| consideration the flooding of arguably the worst | | | | ground. Locals love the raised foundation. In fact, |
| storm in history, Katrina, and created a flood map | | | | they use it for an outdoor recreation room. On a |
| designating how high the base floor of new | | | | single family home you can park 2 cars comfortably |
| construction should be. | | | | under the house and still have room for a picnic table, |
| This became known as the Advised Base Flood | | | | BBQ, and storage for any bicycles or any other |
| Elevation (ABFE). History states that anything | | | | items. On a duplex, you can comfortably park 4 cars |
| suggested by FEMA or the Fed's is adopted into local | | | | underneath and still have room for all that I |
| new CODE eventually. It is imperative to take | | | | mentioned on a single family. |
| proactive measures for the sake of your future exit | | | | Your builder should be using pressure treated wood |
| strategy. | | | | piers or masonry block for the foundation. This is |
| To read about the ABFE, please visit the FEMA | | | | code, so I am sure that you will be getting the wood |
| website and search for Advised Base Flood Elevation | | | | piers as standard. You will have an option for |
| In over 90% of the areas south of the intestate, the | | | | masonry though which we have found to be almost |
| ABFE states that you should build new construction | | | | $4500 more expensive. |
| no less than 4 ft. above the ground. You can truly | | | | In conclusion, locals went thru some major trauma |
| determine your own property by going to the link | | | | during and after Katrina. We are seeing a major |
| above and graphing your property. You must be | | | | demand in tenants wanting homes raised above the |
| quite accurate, but find your parcel on the | | | | ground. It offers them security. If this was not |
| Topographic Map and the Recovery Map. Take the | | | | demanded, we wouldn't do it. From a builder's |
| elevated suggestion on the recovery map and | | | | perspective it is a little more expensive than a |
| subtract it from your topographic elevation. That is | | | | concrete slab, but the long term potential with |
| what your ABFE is. | | | | insurance and resale is superior to anything. |