If you own a home or condo near the Gulf or Atlantic in a Special Flood Hazard Area (SFHA), such as an AE or VE flood zone, chances are your property is elevated. Communities participating in the National Flood Insurance Program (NFIP) require new construction and substantially improved buildings in these high-risk zones to be built above the base flood elevation (BFE), as dictated by local regulations.
Why Are Homes Elevated?
In coastal areas, particularly along Florida’s barrier islands, the BFE may be five feet or more above ground level. To comply with flood regulations, homes are typically elevated using the following methods:
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Masonry walls with flood vents
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Pilings
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Piers
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Stilts
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Columns
In Pinellas County, many elevated homes are built on solid concrete walls, creating a ground-level space often used as a garage or storage area. While this elevation helps protect the main living areas from flooding, NFIP flood insurance provides very limited coverage for anything located below the lowest elevated living floor, including enclosed ground-level areas crawlspaces, & basements.
What Does NFIP Cover for Elevated Buildings?
If your home is elevated, your flood insurance building coverage is restricted primarily to structural and essential utility components. Here’s what’s included:
1. Building Components:
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Footings, foundations, posts, pilings, piers, or other foundation walls and anchorage systems required to support a building
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Stairways & staircases attached to the building (not separated from it by an elevated walkway)
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Elevators, dumbwaiters & related equipment (except those installed below the BFE after September 30, 1987)
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Fuel tanks & fuel within them
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Required utility connections
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Non-flammable insulation (only in a basement, not an enclosure)
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Drywall for walls & ceilings & the cost to nail it only unfinished & not taped (only in a basement, not an enclosure)
2. Electrical Components:
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Electrical junction & circuit breaker boxes
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Electrical outlets & switches
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Pumps & tanks used in solar energy systems
3. HVAC Components:
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Central air conditioners
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Heat pumps
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Furnaces
4. Plumbing Components:
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Water heaters
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Water softeners
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Water filters
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Faucets (if integral to the plumbing system)
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Sump pumps
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Well water tanks & pumps
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Cisterns & the water in them
5. Cleanup Costs
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Muck-out services
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Structural drying
6. Contents
Additionally, personal contents coverage in the enclosed areas of elevated buildings is extremely limited. The NFIP only covers these 3 items:
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Food freezers and the food in them (but not refrigerators)
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Portable & window air conditioners
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Washers & dryers
What Doesn’t the NFIP Cover for Elevated Buildings?
Unfortunately, NFIP insurance does not cover many essential building components below the lowest elevated floor, including:
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Drywall & plaster
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Texture & paint
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Flooring, such carpets, tile, hardwood, etc.
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Cabinetry & countertops
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Doors (interior & exterior)
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Garage doors
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Windows
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Window treatments (curtains, blinds, etc.)
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Electrical & plumbing fixtures
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Generators
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Personal property of any kind not listed above
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Automobiles
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Watercraft
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Any other items, unless listed above
Why This Matters for Homeowners
Even if your elevated home is built to current flood code standards, federally backed mortgage lenders still require flood insurance. While elevated homes generally experience less severe flood damage than slab-on-grade properties, they are not immune to major losses, especially from hurricanes and storm surge. High-velocity waves and storm-driven debris can cause significant structural damage even to elevated buildings.
Final Takeaway
Understanding NFIP coverage limitations is key to making informed decisions about flood protection for your coastal home. If you need help navigating flood insurance options for your coastal home, please reach out to our knowledgeable agents at Insurance Resources.
