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re: looking at building a house in a flood zone
Posted on 3/30/15 at 4:13 pm to stout
Posted on 3/30/15 at 4:13 pm to stout
Yeah and make sure you hire the firm that will run the level loop into your lot to establish the elevation. There are specific benchmarks they must use, you can't just use the box cut into a curb by the developer's surveyor.
Posted on 3/30/15 at 4:15 pm to GFunk
Said he's been there 15+ years and has flooded twice so yea. Poor guy will never be able to sell the place. His only hope is that industry buys his place to expand. He's in Sulphur and where he is makes that a possibility.
He said that when people do show interest in buying they all come back and say the insurance is $400+ per month.
As far as him raising it, Ave Maria is a slab engineering company in town and they do that sort of thing though I doubt he is aware it's possible.
He said that when people do show interest in buying they all come back and say the insurance is $400+ per month.
As far as him raising it, Ave Maria is a slab engineering company in town and they do that sort of thing though I doubt he is aware it's possible.
Posted on 3/30/15 at 4:18 pm to stout
quote:
stout
quote:
Said he's been there 15+ years and has flooded twice so yea. Poor guy will never be able to sell the place. His only hope is that industry buys his place to expand. He's in Sulphur and where he is makes that a possibility. He said that when people do show interest in buying they all come back and say the insurance is $400+ per month. As far as him raising it, Ave Maria is a slab engineering company in town and they do that sort of thing though I doubt he is aware it's possible.
Based on this information, this individual would qualify for "Severe Repetitive Loss" Programs offered through FEMA. He should really try and contact his local Parish Permit Official. I know for a fact Calcasieu has multiple projects to mitigate properties like this over the past 10 years since Katrina.
Totally serious. Have him call today.
This post was edited on 3/30/15 at 4:21 pm
Posted on 3/30/15 at 4:20 pm to GFunk
I don't know the guy like that. Met him one time when I was checking on a repo next door to him. He told me not to buy it because of the flood insurance issues. If I am ever that way though I may swing by and tell him.
Thanks
Thanks
Posted on 3/30/15 at 4:25 pm to stout
Like what most of the others have said it is ok to build in the flood zone. Make sure you are not in the flood way however. As far as the Flood zone you will need an elevation certificate. You will have the survey performed prior to construction. Then when the form boards are set and then once it is complete. This will have to be done with a licensed surveyor and tied to a FEMA benchmark. ITs usually a few hundred dollars for an elevation certificate and this should be accepted by your mortgage company and your insurance company as well. With this you shouldn't need flood insurance but it is advisable depending on how far you are above it.
Posted on 3/30/15 at 4:30 pm to Chad504boy
quote:
yo brah its all about the elevation of your designed home
If you can build it six inches above what is required you will see a nice drop. That six inches gets rounded off to one foot above required elevation.
Posted on 3/30/15 at 4:41 pm to Major Dutch Schaefer
As an engineer I would always recommend 18" above BFE. Its the cheapest insurance you can get and it helps if they make an adjustment down the line to the BFE. Also, if you ever plan to sell the house it will be of great benefit and be the first thing they look for.
Posted on 3/30/15 at 5:19 pm to mandevilletiger34
If you haven't been to it yet, www.lsuagcenter.com has the current flood map elevations. The City of Mandeville has already approved the new FEMA maps. You obviously know your elevation but for those looking for a home it is a good place to check out.
Posted on 3/30/15 at 6:56 pm to mandevilletiger34
A lot of misinformation so far. I'm building in a VE zone now. 15 feet in the air on pilings. For a $300,000 house the annual flood insurance is:
At BFE - $3,800
BFE +1 foot - $2,200
BFE +2 feet - $1,400
BFE +3 feet - $1,150
Fairly rough numbers but you get the idea. Go base flood elevation plus two feet if you have any sense. A lot of places require it.
Also - we looked at a house that is BFE -1. Great place but flood insurance is $11,000 a year. They almost can't give it away.
Wind and hazard insurance is going to run around $1,500 a year. Not a cheap place to live. But I think it will be worth it. And it's in Florida rather than Louisiana so there could be some differences.
At BFE - $3,800
BFE +1 foot - $2,200
BFE +2 feet - $1,400
BFE +3 feet - $1,150
Fairly rough numbers but you get the idea. Go base flood elevation plus two feet if you have any sense. A lot of places require it.
Also - we looked at a house that is BFE -1. Great place but flood insurance is $11,000 a year. They almost can't give it away.
Wind and hazard insurance is going to run around $1,500 a year. Not a cheap place to live. But I think it will be worth it. And it's in Florida rather than Louisiana so there could be some differences.
Posted on 3/30/15 at 7:00 pm to GFunk
Are you saying you can add fill to bring a lot/pad above BFE?
Posted on 3/30/15 at 7:02 pm to N2cars
quote:
Are you saying you can add fill to bring a lot/pad above BFE?
Rarely, certainly not in a VE zone.
Posted on 3/30/15 at 7:34 pm to mandevilletiger34
OP: Run away like your hair is on fire.
The actuarial gods are trying to tell you to run.
Have you ever flooded? I already know the answer.
Would you move next to Mauna Loa?
If you were talking about Lakefront Mandeville property, you'd be an OT Baller and wouldn't have to ask us for advice. You are not one, do not expose yourself to this potential problem.
The actuarial gods are trying to tell you to run.
Have you ever flooded? I already know the answer.
Would you move next to Mauna Loa?
If you were talking about Lakefront Mandeville property, you'd be an OT Baller and wouldn't have to ask us for advice. You are not one, do not expose yourself to this potential problem.
This post was edited on 3/30/15 at 8:10 pm
Posted on 3/30/15 at 7:39 pm to Tigris
I must've misread his post.
ETA: No, I didn't.
You can't add fill in STP in a lot that is in a flood zone. You can only add fill equal to what you take out. You can't make an A10 into a C.
Legally, that is.
ETA: No, I didn't.
You can't add fill in STP in a lot that is in a flood zone. You can only add fill equal to what you take out. You can't make an A10 into a C.
Legally, that is.
This post was edited on 3/30/15 at 7:45 pm
Posted on 3/30/15 at 7:43 pm to N2cars
Almost all the new construction I see in that area is pilings. Build up, park/garage underneath, profit.
Posted on 3/30/15 at 7:45 pm to achenator
I wouldn't do it personally. Too many vehicles and flooding sucks.
Posted on 3/30/15 at 7:46 pm to GFunk
Yeah well you probably can't bring in dirt with the no net fill requirements.
Build up on pilings or piers high enough and it wont be much. Now you need to ask how much building on piers or pilings vs building up dirt costs........... dat shite ain't cheap.
Build up on pilings or piers high enough and it wont be much. Now you need to ask how much building on piers or pilings vs building up dirt costs........... dat shite ain't cheap.
Posted on 3/30/15 at 7:48 pm to Libertariantiger
I added a ton of dirt to a low C lot.
You are right, more or less. The dirt is cheap, but moving it and spreading it sure ain't.
You are right, more or less. The dirt is cheap, but moving it and spreading it sure ain't.

Posted on 3/30/15 at 7:56 pm to N2cars
In St. Tam parish they actually have a no net fill. By the lake, on a lot, he most likely will not be able to bring in dirt. On big pieces of property you can do what they call mitigate, and bring in dirt. I doubt he can though. That parrish actually has very good drainage rules that keep neighbors from screwing each other IMO.
Posted on 3/31/15 at 8:40 am to 4WHLN
The most current survey available of the property is from 2006. It staes advisory BFE is 16'
Going through the ag centers website says the area is not included
FEMA Firm map on their website dated 5/16/12 says "AE" (EL 11)
Do I use the most recent?
Going through the ag centers website says the area is not included
FEMA Firm map on their website dated 5/16/12 says "AE" (EL 11)
Do I use the most recent?
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