Critical Update Information! - BREAKAWAY WALLS IN THE V ZONE A "HEADS UP" FOR HOMEOWNERS

Breakaway walls are allowed both by the International Residential Code and by the National Flood Insurance Program (NFIP) rules. However, there are certain identified "disconnects" between what is allowed by law and what may result in higher insurance premiums. The use of breakaway walls in a V zone is one of these disconnects.

In accordance with the NFIP Flood Insurance Manual, insurance companies may charge higher premiums for an "elevated building with obstruction." The Flood Insurance Manual contains the following guidelines. (Note: The italicized text below is from the Manual. The most recent (May 1, 2013) Manual may be accessed at FEMA Manual.)

1. Elevated Building Without Obstruction

The area below the lowest elevated floor is open, with no obstruction, to allow the flow of floodwaters. Insect screening is permissible. Wooden or plastic lattice, slates, or shutters are also permissible if at least 40 percent of their area is open. Lattice can be no thicker than 1/2 inch; slats or shutters can be no thicker than 1 inch. In addition, buildings are considered without obstruction if the area below the lowest elevated floor is enclosed by a combination of 1 solid breakaway wall or garage door, and the other sides of the enclosure are insect screening, or wooden or plastic lattice, slats, or shutters. Machinery or equipment below the lowest elevated floor must be at or above the BFE. Use the rates from Table 3E. For unnumbered Zone V, use the Submit-for-Rate procedures.

2. Elevated Building With Obstruction

Buildings are rated "With Obstruction" if any of the following conditions are met:

a. The area below the lowest elevated floor is enclosed fully by solid breakaway walls.

b. The area below the lowest elevated floor is enclosed by a combination of 2 or more solid breakaway walls, the remaining sides constructed of insect screening, or wooden or plastic lattice, slats, or shutters.

c. Machinery or equipment below the lowest elevated floor is also below the BFE. Use the rates from Table 3F provided that the enclosure is less than 300 square feet with solid breakaway walls, or any machinery or equipment is below the BFE. For unnumbered Zone V, use Submit-for-Rate procedures.

Homeowners are permitted to enclose areas below the BFE with breakaway walls. However, they should be informed that this will result in higher insurance premiums. Under the Flood Insurance Manual, enclosed space of 300 square feet or more will be counted as the building's lowest floor even if it is enclosed with breakaway walls and is restricted to use for building access, parking or storage in accordance with the rules. "Without obstruction" in accordance with the above guidelines results in the best rates. How much higher will the rate be with obstructions? Most of the flood insurance rates in the V zone are shown as "submit for rate" which means that the information is submitted to the insurance company and the company determines the policy premium.

Submitted by: Robert M. Longo, AIA  Ref: DCA

Hope That New Flood Maps Will Help To Boost Design and Construction Business In New Jersey

Homeowners battered by Hurricane Sandy got some relief recently, when the federal government issued revised, scaled-back flood maps and elevation requirements. For architects and builders working on those homes, it means many long-stalled rebuilding projects may soon pick up.

The new maps shrink the so-called V zones in Hudson, Monmouth, Ocean and Atlantic counties — there areas where homes are most prone to flooding — moving many dwellings to the lower-risk A zones. That likely means simpler, cheaper rebuilding projects and lower insurance premiums, not to mention owners' increased willingness to move ahead after the months of uncertainty that followed the October storm.

Meanwhile, some local governments have addressed another issue in Sandy's aftermath. Towns like Point Pleasant and Manasquan have loosened zoning restrictions for residential heights, allowing homeowners to comply with the federal guidelines without conflict.

In the coming weeks, towns will work with FEMA to determine how to apply the guidelines to current building codes. Because the maps were only released very recently, town officials were still analyzing local data and could not specifically comment on how it may be applied. Changes could include elevating homes in a number of ways, breakaway walls that would fall away against the force of waves, deep pilings to better anchor a buildings being pushed by the force of rushing water and flood vents to allow water to pass through the foundation of shore front property.

Submitted by: Robert F. Barranger, AIA Ref: FEMA