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- Government
- Departments
- Stormwater Management
- Floodplain Management
- Flood Information & FAQs
FAQ- Frequently Asked Questions
- Where can I find an Elevation Certificate for my property?
- You can check our records to see if we have an elevation certificate on file, otherwise a new one can be obtained from a SC Licensed Land Surveyor or Engineer: City of Charleston Elevation Certificates
- Is my property located in a flood zone?
- All properties in the City of Charleston are in a flood zone, but not all properties are in the FEMA designated Special Flood Hazard Area (SFHA). See the "Know Your Flood Zone" tab for more information on FEMA flood zones.
- The Flood Insurance Rate Map (FIRM), Flood Insurance Study (FIS), and any Letters of Map Change (LOMC) currently in effect can be viewed using FEMA's interactive Map Service Center. These resources are also publicly available through Charleston County Public Libraries (368.122 FLOOD).
- Additional flood hazard information and mapping tools are available under the "Floodplain Mapping" tab.
- A community flood hazard information letter is available upon request. Please email Floodplain-info@charleston-sc.gov and include the property address.
- Who is required to carry flood insurance and who is eligible for flood insurance under the National Flood Insurance Program (NFIP)?
- Federally subsidized flood insurance is available through the National Flood Insurance Program (NFIP) for most properties located in the City of Charleston.
- Most lenders require property owners to carry flood insurance under the NFIP for structures within the Special Flood Hazard Area (SFHA) as determined by the currently effective FIRM. However, lenders may require property owners to carry flood insurance even for buildings outside of the SFHA.
- A standard homeowners insurance policy does not cover flood damage.
- A standard NFIP policy only covers structural damage. Homeowners or renters can purchase an additional policy for contents coverage.
- There is a 30-day waiting period after policy purchase before coverage begins. For this reason, it is highly recommended to purchase or make changes to a policy before the start of hurricane season.
- Hurricane season is typically from late June through late November.
- Where can I find answers to questions about my flood insurance policy?
- Obtain Coverage: Visit Floodsmart for more information about the National Flood Insurance Program and how to obtain coverage. Phone: 877-336-2627
- Specific Policy Questions: Contact your insurance provider directly to discuss a policy for your specific property.
- Pricing Methodology: FEMA has updated the risk rating methodology for the National Flood Insurance Program (NFIP) to include additional risk factors and discontinue Preferred Risk Policies. 'Risk Rating 2.0' went into effect for new policies on October 1st, 2021, and renewed policies April 1st, 2022. View Information on the NFIP’s Pricing Approach Here
- Past Claims: If the current property owner would like additional information regarding past NFIP claims, they can contact FEMA Mapping and Insurance eXchange (FMIX) at 1-877-336-2627 and select the option for insurance. The owner may have also received a claim history report with their annual renewal notice.
- Flood Insurance Discounts: Visit our Flood Mitigation Resources page to learn how you can possibly decrease your flood insurance premium.
- Other Questions: Answers to Questions About the NFIP
- What is the Community Rating System (CRS) discount on my flood insurance policy bill?
- The CRS is a voluntary program in which NFIP communities can participate. CRS recognizes and incentivizes flood risk reduction activities taken by communities which exceed the requirements of the NFIP.
- Flood insurance rates are discounted in the participating community in increments of 5% based upon the community’s rating to reflect the reduced flood risk.
- The City’s current CRS rating is 6, which provides citizens up to a 20% premium discount.
- What should I do before a flood event?
- Sandbags may be placed in advance to provide temporary floodproofing protection to buildings. Sandbags will be distributed by the City at designated locations prior to a storm event.
- Check the following sources for emergency management information, storm updates, closings, and evacuation information:
- What should I do during a flood event?
- Do not enter a flooded building until floodwaters have receded. Floodwaters may contain wastewater, waterborne bacteria, and physical debris which may present a hazard to human health and safety.
- Never attempt to drive through flooded roadways- Turn around, don’t drown.
- Monitor warning signals, police barriers, and reported road closures to know when it is safe to reenter an area.
- What should I do after a flood event?
- Red Cross Flood Safety Checklist
- Returning to your Flooded Home
- Report structural flooding (flooding that causes damage to your building or structure) to the Citizen Services Desk or the Report Damage page.
- Contact your flood insurance provider to file a claim within 2 weeks of the event.
- When a flood insurance claim payment is received, documentation showing how claims monies are spent—such as receipts, contracting invoices, or bank statements—should be preserved.
- FEMA Starting Recovery After a Flood
- All applicable permits must be obtained before repair work is completed.
- What can I do to protect my home?
- Mitigation strategies include elevation, relocation, or acquisition and demolition. Learn more about your options on the Flood Mitigation Resources page.
- Learn more about how homeowner projects, such as rain gardens or barrels, can capture and manage stormwater on your own property through the Charleston Rainproof program.
- Contact us if you would like one-on-one assistance with flood mitigation options, including stormwater drainage site visits, damage assessments, FEMA grant eligibility or an ICC payment to rebuild.
- Why does it seem like Charleston always floods when it rains?
Contact Us
Request Elevation Certificates and Flood Hazard Information:
floodplain-info@charleston-sc.gov
Caroline Schnell, CFM
Floodplain Manager
Phone: 843-579-6481
Justin King, CFM
Floodplain Management Technician
Phone: 843-579-6471