Why Build Elevated Single Family Housing

A Better Way to Build Everything!

What Elevation Should I Build My New Home in Florida?

_{Sea levels are projected to rise 10 to 17 inches by 2040, so what elevation should I build my new home at? This is a good question as hurricane disasters and associated storm surge has caused flood elevations to be raised in Florida as well as in many other areas of the Country. Historic data has shown that floods damage areas of buildings not elevated above the flood level and destroys contents of those areas. In fact, over 40 million Americans live in older homes located in Flood Zones. In Key West and other Florida coastal zones subject to storm surge flooding, building codes may require that the livable area to be at an elevation that requires building 10' to 12' above the existing property grade levels. Building on an in-fill lot in an older community may require building the first living area floor 6 to 7 feet higher than the surrounding homes. In communities with 40 and 50 foot wide lots, elevated construction may be the only option to comply with code requirements. With building codes changing and flood insurance cost concerns associated with risk, building at code minimum elevations may not be the best option for the future value of the home. In Florida, Building codes require most new and Substantially Improved buildings be constructed at a}_{minimum height of BFE plus one-foot}_{. Thus, a new or elevated building in an "AE-6" flood zone would need to be elevated to a minimum of seven (7) feet above mean-sea-level. Flood elevations change as}_{FEMA is constantly updating their floodplain maps, and over time, new development in the community, better scientific data, better topographic contour data, or just streams moving around and beaches changing, all cause the flood zones to move around too.}_{Federally regulated or insured mortgage lenders require flood insurance on buildings with a mortgage that are located in areas with high risk of flooding. The new flood insurance program will rate homes on their individual risk instead of just lumping them in with their surroundings. This would give homeowners a more precise picture of how their homes could be affected by flooding, but it may also result in significant increases in premiums for many. If the flood elevations for your lot are requiring you to build your new home 6 foot or more above the existing grade elevations, you should consider raising the living space up higher and using the ground floor area under the home for legal parking and developed activity area. The home will appraise higher with more usable square footage and an higher elevation above the required flood and or BFE ensures compliance for many years to follow. If your lot is large enough, you may be able to construct a building pad and or stem wall to keep the living area well above the BFE, but this is an expensive added cost to your build.}

Elevated Construction is Required to Comply With FEMA Flood Elevations in Many Building Zones

When you purchase a property, be sure to inspect the elevation certificate. In many locales on the coast you’ll find base flood elevations ranging from 10′ – 15′ above sea level. Elevating your piling (ground) level 8′-9′ will typically be plenty to raise your 1st Floor to the required height. While it is unusual, some properties may require that your first floor elevation (the height from the ground level to the top of your first living level) be 12′, 13′, 14′ feet or higher. This may not be a deal killer, but the added height to the foundation level will add cost to your project. Elevated construction is also required when building high density in-fill housing in older neighborhoods as flood elevations have been raised substantially over the past 50 years.

The InnovaPanel© is a magnesia cement insulated panel that is disaster resistant and lightweight. This low carbon certified green building panel is much stronger and easier to construct than wood framing or masonry and concrete construction. It is easy to transport and because it is precut to the design, much faster to install than traditional construction materials. The InnovaPanel© reduces the number of skilled worker required for construction. Innova Panels have been tested and approved to the highest standards in the industry and are High Velocity hurricane Wind Zone NOA approved by Miami Dade County.

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THE FOUR FLOOD ZONES

FEMA conducts flood hazard analysis throughout the U.S., mapping the results for flood

insurance purposes. According to them, there are Four Flood Zones:

V Zone – High-risk for flood. These are the most hazardous zones, typically first-row, beach-front property. Mandatory flood insurance.
A Zone – High-risk for flood. Properties in this zone have a potential for flooding as they are typically near water such as a lake, river, stream or wetland. Mandatory flood insurance.
X Zone – Minimal-risk for flood. Insurance not mandatory.
D Zone – Risk unknown. These areas have not been studied for flood risk, so it’s a gamble. Since flooding is possible, flood insurance is highly recommended, but not mandatory.

HURRICANES

Of course, floods are unpredictable and no area is 100% safe. Even in regions where every precaution has been taken to protect against flooding, floods still happen and hurricane storm surge is considered flooding, not wind storm damage. Many homeowners have been devastated to learn that the hurricane damage to their home was denied under the windstorm policy as the damage was considered flood damage, thereby limiting coverage far below the value of damages to the home. The maximum coverage limits under a standard flood policy are $250,000 for a single family home structure ($500,000 for businesses) and $100,000 for single-family home contents (500,000 for businesses), far below the values of most coastal area single family homes in Florida. A hurricane can bring substantial storm surge (flood), exposing you to hundreds of thousands of dollars of uninsured loss. There is far more security in elevating your new home well above the flood level than having to worry if the next hurricane will financially devastate you.

InnovaPanel® can be installed on basement, stem walls, elevated framed & concrete slabs as well as our own insulated panel floor system

Stem Wall Foundation with Crawl Space

Stem Wall Foundation With Fill and SOG

Innova Panel Home on Stem wall Foundation

If you only need to raise your slab 2 or 3 feet, a stem wall can be used with a framed floor system or for slabs, compacted backfill for the slab on grade similar to the details above.

Any style home can be elevated. If the home is to be elevated more than six feet, strong consideration should be given to using an insulated floor system such as SIP floor panels. When using a SIP floor system, the plumbing and electrical is installed under the floor system.

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EF-2 Tornado

Innova Panel Home

CAT - 5 Hurricane Dorian

Innova Panel Home

CAT 4 Hurricane Irma

Innova Panel Home

If you are going to build an elevated home, build it strong. Living through a hurricane rebuilding process is no fun, so protect your family, belongings and sanity by building as disaster resistant home as possible. Thirty-seven (37) Innova Panel Homes have survived ground zero of four Mother Nature Natural Disaster Events including an EF-2 Tornado, Two CAT 5 and a CAT 4 Hurricanes, all with the same amazing results, no structural damage or water intrusion into any of the homes, the neighbors were not so lucky!

Innova Panel 37 Mother Nature 0

Elevated on Masonry Piers and Floor Joist Floor System

Elevated on Masonry Piers and Framed Floor System

Elevated on Reinforced Concrete Columns and Slab

MGO Ship Lap Floor Sheathing on Clark Dietrich Light Ga Metal Joist

Insulated MGO Floor Panels on Wood Piers and Framing.

Any home can be constructed elevated up above the flood level using a number of different floor and foundation systems. Innova Panel can assist you with the process of selecting and or developing your new home design. We can use your Design or one of Our Model Home kit designs for your next build.