Flood Plain Impacts

As a result of this recurring problem the City of Houston, and many other local municipalities, have enacted changes to the city building codes. The Federal Emergency Management Agency, known by everyone as FEMA, has created guidelines which are the heart of most of these code changes.

Space limitations of this column prevent me from being able to spell them out in their entirety. What is important is that homeowners, and potential homeowners, know that these building codes could impact their plans for remodeling or adding on to their homes, AND that they investigate fully before proceeding.

Often prospective buyers plan to buy a home with the intent of either adding on or remodeling the existing home. Other times an existing homeowner may plan similar work; even going so far as having plans drawn up for such a project. If the home is within the 100-year flood plain, the owners may be in for a big disappointment after having spent money planning on proceeding with the work.

Simply put the rules pertain to homes located within the 100-year flood plain; and new maps will be available soon. The rules limit the cost of the modification to fifty-percent of the improved value (i.e. structures) of the property. Additions to the homes will need to be at least twelve inches above Base Flood Elevation (BFE), which could mean that a room addition may have to be higher than that of the existing house.

There are other components which come in to play, as I stated, too many to list here. If you are working with an architect, remodeler or realtor, make sure this is investigated fully and you and your team have a comprehensive understanding of the codes. The Greater Houston Builders Association Remodelors Council has been involved in meetings with the City of Houston to obtain a greater understanding of the intent of the new codes, as such; it is a good place to look for a remodeler. You can also call the City of Houston Public Works and Engineering - Planning and Development Services Division.