Flood Damage-Resistant
Materials Requirements
for Buildings Located in Special Flood Hazard Areas in
accordance with the National Flood Insurance Program
Technical Bulletin 2 / August 2008
Comments on the Technical Bulletins should be directed to:
Department of Homeland Security
FEMA Federal Insurance and Mitigation Administration
500 C Street, SW.
Washington, D.C. 20472
Technical Bulletin 2-08 replaces Technical Bulletin 2-93, Flood-Resistant Materials Requirements for
Buildings Located in Special Flood Hazard Areas in accordance with the National Flood Insurance
Program.
Table of Contents
Introduction ...................................................................................................................................1
NFIP Regulations ...........................................................................................................................2
Required Use of Flood Damage-Resistant Materials ....................................................................2
Flood Damage-Resistant Material .....................................................................................2
How Flood Damage-Resistant Materials Affect Flood Insurance Rates ..........................3
Classification of Flood Damage-Resistant Materials ....................................................................3
Notes Regarding Classification of Materials .....................................................................5
Fasteners and Connectors ...........................................................................................................12
Construction Examples ...............................................................................................................13
Buildings in Zones A, AE, A1-A30, AR, AO, and AH .....................................................13
Buildings in Zones V, VE, and V1-V30 ............................................................................14
Additional Uses of Flood Damage-Resistant Materials ..............................................................14
Accessory Structures ........................................................................................................14
Wet Floodproofing ...........................................................................................................15
Buildings Outside of SFHAs ............................................................................................16
The NFIP ......................................................................................................................................17
NFIP Technical Bulletins .............................................................................................................17
Ordering Technical Bulletins ......................................................................................................17
Further Information ....................................................................................................................18
Glossary .........................................................................................................................................19
Revision to Table 2 footnote (*) made in October 2010.
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Technical BulleTin 2 – auGuST 2008
Introduction
Protecting buildings that are constructed in special flood hazard areas (SFHAs) from dam-
age caused by flood forces is an important objective of the National Flood Insurance Program
(NFIP). In support of this objective, the NFIP regulations include minimum building de-
sign criteria that apply to new construction, repair of substantially damaged buildings, and
substantial improvement of existing buildings in SFHAs. The
base flood is used to delineate SFHAs on Flood Insurance Rate
Maps (FIRMs) prepared by the NFIP. The base flood is the
flood that has a 1-percent chance of being equaled or exceed-
ed in any given year (commonly called the “100-year” flood).
Certain terms used in this Technical Bulletin are defined in
the Glossary.
The NFIP regulations require the use of construction mate-
rials that are resistant to flood damage. The lowest floor of
a residential building must be elevated to or above the base
flood elevation (BFE), while the lowest floor of a non-resi-
dential building must be elevated to or above the BFE or dry
floodproofed to the BFE.
All construction below the BFE is susceptible to flooding and
must consist of flood damage-resistant building materials. The
purpose of this Technical Bulletin is to provide current guid-
ance on what constitute “materials resistant to flood damage”
and how and when these materials must be used to improve a
building’s ability to withstand flooding.
Table 1 describes five classes of materials ranging from those
that are highly resistant to floodwater damage, to those that
have no resistance to flooding. Materials are broadly described
as structural materials and finish materials based on how they
are used in normal construction practices. Table 2 lists materials by generic names, and notes
whether the materials are acceptable or unacceptable for use below the BFE. All building ma-
terials are in some way fastened or connected to the structure. Fasteners and connectors, as
described in this Technical Bulletin, also must be resistant to flood damage.
A brief description of the process used to identify or determine whether the materials listed
are flood damage-resistant is provided, followed by some simplified examples with diagrams
to illustrate the use of these materials below the BFE. Three additional circumstances where
flood damage-resistant materials are used or recommended are described: accessory struc-
tures, limited use of wet floodproofing, and buildings outside of SFHAs.
Questions about use of flood damage-resistant materials should be directed to the appropriate
local official, NFIP State Coordinating Office, or one of the Federal Emergency Management
Agency’s (FEMA’s) Regional Offices.
Under the NFIP, the “low-
est oor” is the oor of the
lowest enclosed area of a
building. An unn ished or
ood-resistant en closure
that is used solely for park-
ing of vehicles, build ing
access, or stor age is not
the lowest oor, pro vided
the en closure is built in
compliance with applicable
requirements.
As used by the NFIP, an
“enclosure” is an area that
is enclosed on all sides by
walls.
The NFIP denes a “base-
ment” as any area that is
below-grade on all sides.
The regulations do not allow
basements to extend below
the BFE.
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Technical BulleTin 2 – auGuST 2008
NFIP Regulations
The NFIP regulations for flood damage-resistant materials are codified in Title 44 of the Code
of Federal Regulations, in Section 60.3(a)(3), which states that a community shall:
“Review all permit applications to determine whether proposed building sites will be rea-
sonably safe from flooding. If a proposed building site is in a floodprone area, all new
construction and substantial improvements shall...(ii) be constructed with materials resis-
tant to flood damage...”
Proposals for substantial improvement of existing buildings in SFHAs, and proposals to repair
those that have sustained substantial damage, must comply with the requirements for new
construction. As part of issuing permits, community officials must review such proposals to
determine whether they comply with the requirements, including the use of flood damage-re-
sistant materials. Refer to the “Classification of Flood Damage-Resistant Materials” section of
this Technical Bulletin for additional details. Further information on substantial improvement
and substantial damage is found in Answers to Questions About Substantially Damaged Buildings
(FEMA 213).
Required Use of Flood Damage-Resistant Materials
Flood Damage-Resistant Material
“Flood [damage]-resistant material” is defined by the NFIP
as “any building product [material, component or system]
capable of withstanding direct and prolonged contact with
floodwaters without sustaining significant damage.” The
term “prolonged contact” means at least 72 hours, and the
term “significant damage” means any damage requiring more
than cosmetic repair. “Cosmetic repair” includes cleaning,
sanitizing, and resurfacing (e.g., sanding, repair of joints, re-
painting) of the material. The cost of cosmetic repair should
also be less than the cost of replacement of affected materials
and systems. In addition to these requirements, individual materials that are considered flood
damage-resistant must not cause degradation of adjacent materials or the systems of which the
material is a part.
The NFIP Technical Bulletins provide guidance on the minimum requirements of the NFIP regulations.
Community or State requirements that exceed those of the NFIP take precedence. Design profes-
sionals should contact the community to determine whether more restrictive provisions apply to the
building or site in question. All other applicable requirements of the State or local building codes must
also be met for buildings in all ood hazard areas.
The International Building
Code
®
(IBC
®
), by reference
to ASCE 24 Flood Resistant
Design and Construction,
and the International
Residential Code
®
(IRC
®
),
require the use of ood
damage-resistant materials.
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Technical BulleTin 2 – auGuST 2008
All building materials below the BFE must be flood damage-resistant, regardless of the ex-
pected or historic flood duration. For example, buildings in coastal areas that experience
relatively short-duration flooding (generally, flooding with a duration of less than 24 hours)
must be constructed with flood damage-resistant materials below the BFE. As noted in Table
2, only Class 4 and Class 5 materials are acceptable for areas below the BFE in buildings in
SFHAs.
In some instances, materials that are not flood damage-resistant materials, such as wiring for
fire alarms and emergency lighting, are allowed below the BFE if specifically required to ad-
dress life safety and electric code requirements for building access and storage areas.
How Flood Damage-Resistant Materials Affect Flood Insurance Rates
Careful attention to compliance with the NFIP regulations for flood damage-resistant materials
is important during design, plan review, construction, and inspection. Compliance influences
both the building’s vulnerability to flood damage and the cost of NFIP flood insurance. Flood
insurance will not pay a claim for finish materials located in basements or in enclosed areas
below the lowest floor of elevated buildings, even if such materials are considered to be flood
damage-resistant. NFIP claims for damage below the BFE are limited to utilities and equip-
ment, such as furnaces and water heaters.
Classification of Flood Damage-Resistant Materials
The information in this Technical Bulletin was initially developed based on information in the
U.S. Army Corps of Engineers’ Flood Proofing Regulations (1995), and has been updated based
on additional information from FEMA-funded studies and reports, technical experts, and in-
dustry and trade groups. Table 1 classifies building materials according to their ability to resist
flood damage.
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Technical BulleTin 2 – auGuST 2008
Table 1. Class Descriptions of Materials
Class Class Description
5
Highly resistant to oodwater
1
damage, including damage caused by moving water.
2
These materials can survive wetting and drying and may be successfully cleaned af-
ter a ood to render them free of most harmful pollutants.
3
Materials in this class are
permitted for partially enclosed or outside uses with essentially unmitigated ood
exposure.
4
Resistant to oodwater
1
damage from wetting and drying, but less durable when ex-
posed to moving water.
2
These materials can survive wetting and drying and may
be successfully cleaned after a ood to render them free of most harmful pollutants.
3
Materials in this class may be exposed to and/or submerged in oodwaters in interior
spaces and do not require special waterproong protection.
3
Resistant to clean water
4
damage, but not oodwater damage. Materials in this class
may be submerged in clean water during periods of ooding. These materials can
survive wetting and drying, but may not be able to be successfully cleaned after oods
to render them free of most
3
harmful pollutants.
2
Not resistant to clean water
4
damage. Materials in this class are used in predominant-
ly dry spaces that may be subject to occasional water vapor and/or slight seepage.
These materials cannot survive the wetting and drying associated with oods.
1
Not resistant to clean water
4
damage or moisture damage. Materials in this class are
used in spaces with conditions of complete dryness. These materials cannot survive
the wetting and drying associated with oods.
Notes:
1. Floodwater is assumed to be considered “black” water; black water contains pollutants such as sewage, chemicals, heavy metals,
or other toxic substances that are potentially hazardous to humans.
2. Moving water is dened as water moving at low velocities of 5 feet per second (fps) or less. Water moving at velocities greater
than 5 fps may cause structural damage to building materials.
3. Some materials can be successfully cleaned of most of the pollutants typically found in oodwater. However, some individual
pollutants such as heating oil can be extremely difficult to remove from uncoated concrete. These materials are ood damage-
resistant except when exposed to individual pollutants that cannot be successfully cleaned.
4. Clean water includes potable water as well as “gray” water; gray water is wastewater collected from normal uses (laundry, bathing,
food preparation, etc.).
MODIFIED FROM: USACE 1995 Flood Proong Regulations
Table 2 lists structural materials and finish materials commonly used in construction of floors,
walls, and ceilings. For the purpose of this Technical Bulletin, structural materials and finish
materials are defined as follows:
n Structural materials include all elements necessary to provide structural support, rigid-
ity, and integrity to a building or building component. Structural materials include floor
slabs, beams, subfloors, framing, and structural building components such as trusses, wall
panels, I-joists and headers, and interior/exterior sheathing.
NFIPACCEPTABLEUNACCEPTABLE
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Technical BulleTin 2 – auGuST 2008
n Finish materials include all coverings, finishes, and elements that do not provide structur-
al support or rigidity to a building or building component. Finish materials include floor
coverings, wall and ceiling surface treatments, insulation, cabinets, doors, partitions, and
windows.
Notes Regarding Classification of Materials
The classifications in Table 2 are based on the best information available at the time of publi-
cation. However, flood damage-resistance is determined by factors that may be a function of
the specific application and by the characteristics of the floodwaters. Each situation requires
sound judgment and knowledge of probable contaminants in local floodwaters to select ma-
terials that are required to resist flood damage. For materials and products that are listed in
Table 2, manufacturers’ use and installation instructions must be followed to ensure maxi-
mum performance. Masonry and wood products used below the BFE must comply with the
applicable standards published by the American Society for Testing and Materials (ASTM),
the American Concrete Institute (ACI), the Truss Plate Institute (TPI), the American Forest
& Paper Association (AF&PA), and other appropriate organizations.
1. Materials Not Listed: Table 2 does not list all available structural materials and finish ma-
terials. For materials and products not listed, manufacturers’ literature (i.e., specifications,
materials safety data sheets, test reports) should be evaluated to determine if the product
meets flood damage-resistance requirements. Materials and products that are not listed in
Table 2 may be used if accepted by the local official. Acceptance should be based on suffi-
cient evidence, provided by the applicant, that the materials proposed to be used below the
BFE will resist flood damage without requiring more than cosmetic repair and cleaning.
2. Unacceptable Materials: Class 1, 2, and 3 materials are unacceptable for below-BFE ap-
plications for one or more of the following reasons:
Normal adhesives specified for above-grade use are water soluble or are not resistant to n
alkali or acid in water, including groundwater seepage and vapor.
The materials contain wood or paper products, or other materials that dissolve or de- n
teriorate, lose structural integrity, or are adversely affected by water.
Sheet-type floor coverings (linoleum, rubber tile) or wall coverings (wallpaper) restrict n
drying of the materials they cover.
Materials are dimensionally unstable. n
Materials absorb or retain excessive water after submergence. n
3. Impact of Materia l Combinations : In some cases, the combination of acceptable structural
and finish materials can negatively impact the classification of individual materials. This is
illustrated by the following examples:
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Technical BulleTin 2 – auGuST 2008
Vinyl tile with chemical-set adhesives is an acceptable finish flooring material when n
placed on a concrete structural floor. However, when the same vinyl tile is applied over
a plywood structural floor, it is no longer considered acceptable because the vinyl tile
must be removed to allow the plywood to dry.
Polyester-epoxy or oil-based paints are acceptable wall finishes when applied to a concrete n
structural wall. However, when the same paint is applied to a wood wall, it is no longer
considered acceptable. Recent FEMA-supported studies by Oak Ridge National Labora-
tory have found that low-permeability paint can inhibit drying of the wood wall.
4. Impact of Long-Duration Exposure and/or Contaminants: The classifications of materials
listed in Table 2 do not take into account the effects of long-duration exposure to floodwa-
ters or contaminants carried by floodwaters. This is illustrated by the following examples:
Following Hurricane Katrina, FEMA deployed a Mitigation Assessment Team (MAT) to n
examine how building materials performed after long-duration exposure (2 to 3 weeks)
to floodwaters (FEMA 549). The field survey revealed that some materials absorbed
floodborne biological and chemical contaminants. However, it is not known at this time
if a shorter duration flood event would have significantly altered the absorption rates
of those contaminants.
Building owners, design professionals, and local officials should consider potential ex- n
posure to floodborne contaminants when selecting flood damage-resistant materials.
For example, Table 2 lists cast-in-place concrete, concrete block, and solid structural
wood (2x4s, etc.), as acceptable flood damage-resistant materials. However, experience
has shown that buildings with those materials can be rendered unacceptable for habita-
tion after being subjected to floodwaters with significant quantities of petroleum-based
products such as home heating oil. Commonly used cleaning and remediation practices
do not reduce the “off-gassing” of volatile hydrocarbons from embedded oil residues
to acceptable levels that are established by the U.S. Environmental Protection Agency.
Other materials, when exposed to these types of contaminants, may also not perform
acceptably as flood damage-resistant materials.
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Technical BulleTin 2 – auGuST 2008
Table 2. Types, Uses, and Classifications of Materials
Types of Building Materials
Uses of Building
Materials
Classes of Building Materials
Acceptable Unacceptable
Floors
Walls/
Ceilings
5 4 3 2 1
Structural Materials (oor slabs,
beams, suboors, framing, and
interior/exterior sheathing)
Asbestos-cement board
n n
Brick
Face or glazed
n n
Common (clay)
n n
Cast stone (in waterproof mortar)
n n
Cement board/ber-cement board
n n
Cement/latex, formed-in-place
n n
Clay tile, structural glazed
n n
Concrete, precast or cast-in-place
n n n
Concrete block
1
n n
Gypsum products
Paper-faced gypsum board
n n
Non-paper-faced gypsum board
n n
Greenboard
n n
Keene’s cement or plaster
n n
Plaster, otherwise, including acoustical
n n
Sheathing panels, exterior grade
n n
Water-resistant, ber-reinforced
gypsum exterior sheathing
n n
Hardboard (high-density berboard)
Tempered, enamel or plastic coated
n n
All other types
n n
Mineral berboard
n n
Oriented-strand board (OSB)
Exterior grade
n n n
Edge swell-resistant OSB
n n n
All other types
n n n
Particle board
n n
Plywood
Marine grade
n n n
Preservative-treated, alkaline cop-
per quaternary (ACQ) or copper azole
(C-A)
n n n
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Technical BulleTin 2 – auGuST 2008
Types of Building Materials
Uses of Building
Materials
Classes of Building Materials
Acceptable Unacceptable
Floors
Walls/
Ceilings
5 4 3 2 1
Structural Materials (oor slabs,
beams, suboors, framing, and
interior/exterior sheathing)
Table 2. Types, Uses, and Classifications of Materials (continued)
Preservative-treated, Borate
2
n n n
Exterior grade/Exposure1 (WBP –
weather and boil proof)
n n n
All other types
n n n
Recycled plastic lumber (RPL)
Commingled, with 80-90%
polyethylene (PE)
n n
Fiber-reinforced, with glass ber
strands
n n
High-density polyethylene (HDPE), up
to 95%
n n
Wood-lled, with 50% sawdust or wood
ber
n n
Stone
Natural or articial non-absorbent solid
or veneer, waterproof grout
n n n
All other applications
n n
Structural Building Components
Floor trusses, wood, solid (2x4s), de-
cay-resistant or preservative-treated
n n n
Floor trusses, steel
3
n n
Headers and beams, solid (2x4s)
or plywood, exterior grade or
preservative-treated
n n
Headers and beams, OSB, exterior
grade or edge-swell resistant
n n
Headers and beams, steel
3
n n
I-joists
n n
Wall panels, plywood, exterior grade or
preservative-treated
n n
Wall panels, OSB, exterior grade or
edge-swell resistant
n n
Wall panels, steel
3
n n
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Technical BulleTin 2 – auGuST 2008
Table 2. Types, Uses, and Classifications of Materials (continued)
Types of Building Materials
Uses of Building
Materials
Classes of Building Materials
Acceptable Unacceptable
Floors
Walls/
Ceilings
5 4 3 2 1
Structural Materials (oor slabs,
beams, suboors, framing, and
interior/exterior sheathing)
Wood
Solid, standard, structural (2x4s)
n n
Solid, standard, nish/trim
n n
Solid, decay-resistant
4
n n n
Solid, preservative-treated, ACQ or C-A
n n
Solid, preservative-treated, Borate
2
n n
Finish Materials (oor coverings, wall
and ceiling nishes, insulation, cabi-
nets, doors, partitions, and windows)
Asphalt tile
5
With asphaltic adhesives
n n
All other types
n n
Cabinets, built-in
Wood
n n
Particle board
n n
Metal
3
n n
Carpeting
n n
Ceramic and porcelain tile
With mortar set
n n n
With organic adhesives
n n n
Concrete tile, with mortar set
n n
Corkboard
n n
Doors
Wood, hollow
n n
Wood, lightweight panel construction
n n
Wood, solid
n n
Metal, hollow
3
n n
Metal, wood core
3
n n
Metal, foam-lled core
3
n n
Fiberglass, wood core
n n
Epoxy, formed-in-place
n n
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Technical BulleTin 2 – auGuST 2008
Types of Building Materials
Uses of Building
Materials
Classes of Building Materials
Acceptable Unacceptable
Floors
Walls/
Ceilings
5 4 3 2 1
Finish Materials (oor coverings, wall
and ceiling nishes, insulation, cabi-
nets, doors, partitions, and windows)
Table 2. Types, Uses, and Classifications of Materials (continued)
Glass (sheets, colored tiles, panels)
n n
Glass blocks
n n
Insulation
Sprayed polyurethane foam (SPUF) or
closed-cell plastic foams
n n n
Inorganic – berglass, mineral wool:
batts, blankets, or blown
n n n
All other types (cellulose, cotton, open-
cell plastic foams, etc.)
n n n
Linoleum
n n
Magnesite (magnesium oxychloride)
n n
Mastic felt-base oor covering
n n
Mastic ooring, formed-in-place
n n
Metals, non-ferrous (aluminum, copper,
or zinc tiles)
n n
Metals
Non-ferrous (aluminum, copper, or
zinc tiles)
n n
Metals, ferrous
3
n n
Paint
Polyester-epoxy and other oil-based
waterproof types
n n
Latex
n n
Partitions, folding
Wood
n n
Metal
3
n n
Fabric-covered
n n
Partitions, stationary (free-standing)
Wood frame
n n
Metal
3
n n
Glass, unreinforced
n n
Glass, reinforced
n n
Gypsum, solid or block
n n
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Technical BulleTin 2 – auGuST 2008
Types of Building Materials
Uses of Building
Materials
Classes of Building Materials
Acceptable Unacceptable
Floors
Walls/
Ceilings
5 4 3 2 1
Finish Materials (oor coverings, wall
and ceiling nishes, insulation, cabi-
nets, doors, partitions, and windows)
Polyurethane, formed-in-place
n n
Polyvinyl acetate (PVA) emulsion cement
n n
Rubber
Moldings and trim with epoxy poly-
amide adhesive or latex-hydraulic
cement
n n
All other applications
n n
Rubber sheets or tiles
5
With chemical-set adhesives
6
n n
All other applications
n n
Silicone oor, formed-in-place
n n
Steel (panels, trim, tile)
With waterproof adhesives
3
n n
With non-waterproof adhesives
n n
Terrazo
n n
Vinyl asbestos tile (semi-exible vinyl)
5
With asphaltic adhesives
n n
All other applications
n n
Vinyl sheets or tiles (coated on cork or
wood product backings)
n n
Vinyl sheets or tiles (homogeneous)
5
With chemical-set adhesives
6
n n
All other applications
n n
Wall coverings
Paper, burlap, cloth types
n n
Vinyl, plastic, wall paper
n n
Wood oor coverings
Wood (solid)
n n
Engineered wood ooring
n n
Plastic laminate ooring
n n
Wood composition blocks, laid in
cement mortar
n n
Wood composition blocks, dipped and
laid in hot pitch or bitumen
n n
Table 2. Types, Uses, and Classifications of Materials (continued)
12
Technical BulleTin 2 – auGuST 2008
Notes
*
:
1 Unlled concrete block cells can create a reservoir that can hold water following a ood, which can make the blocks difficult or
impossible to clean if the oodwaters are contaminated.
2 Borate preservative-treated wood meets the NFIP requirements for ood damge-resistantce; however, the borate can leach out
of the wood if the material is continuously exposed to standing or moving water.
3 Not recommended in areas subject to salt-water ooding.
4 Examples of decay-resistant lumber include heart wood of redwood, cedar, and black locust. Refer to Section 2302 of the
International Building Code
®
(IBC
®
) and Section R202 of the International Residential Code
®
(IRC
®
) for guidance.
5 Using normally specied suspended ooring (i.e., above-grade) adhesives, including sulte liquor (lignin or "linoleum paste"),
rubber/asphaltic dispersions, or "alcohol" type resinous adhesives (culmar, oleoresin).
6 Examples include epoxy-polyamide adhesives or latex-hydraulic cement.
*
In addition to the requirements of TB 2 for ood damage resistance, building materials must also comply with any additional
requirements of applicable building codes. For example, for wood products such as solid 2x4s and plywood, applicable building
code requirements typically include protection against decay and termites and will specify use of preservative-treated or decay-
resistant wood for certain applications. Applications that require preservative-treated or decay-resistant species include wood in
contact with the ground, wood exposed to weather, wood on exterior foundation walls, or wood members close to the exposed
ground. In some cases, applicable building code requirements (such as those in ASCE 24-05 and IRC 2006) do not reect
updated guidance in TB 2 and specify that all wood used below the design ood elevation be preservative-treated or naturally
decay-resistant regardless of proximity to ground or exposure to weather. (Revision made in October 2010)
Fasteners and Connectors
The term “fasteners” typically refers to nails, screws, bolts,
and anchors. The term “connectors” typically refers to man-
ufactured devices used to connect two or more building
components. Joist hangers, post bases, hurricane ties and
clips, and mud-sill anchors are examples of connectors. Fas-
teners and connectors are materials and thus must be made of
flood damage-resistant materials in order to comply with the
NFIP requirements.
Table 2 does not specifically address fasteners and connectors.
However, it is clear that the performance of buildings that are
exposed to flooding is, at least in part, a function of the fas-
teners and connectors used to put the components together.
When preservative-treated woods are used, particular attention is required for fasteners and
connectors because some treatments are more corrosive than others, which could shorten the
service life of the fasteners and connectors. For example, alkaline copper quaternary (ACQ)
treatments are more corrosive than traditional acid copper chromate (ACC) treatments. If
corrosion occurs, buildings are less likely to withstand flood loads and other loads. Fasten-
ers and connectors made of stainless steel, hot-dipped zinc-coated galvanized steel, silicon
bronze, or copper are recommended for use with preservative-treated wood.
This Technical Bulletin, consistent with ASCE 24 and the International Code Series, recom-
mends that stainless steel or hot-dip galvanized fasteners and connectors be used below the
BFE in both inland (noncorrosive) and coastal (corrosive) areas. In coastal environments
where airborne salts contribute to corrosion, it is recommended that corrosion-resistant fas-
teners and connectors be used throughout the building where they may be exposed. For
Specications for fasten-
ers and connectors used in
buildings in SFHAs are in
ASCE 24, a standard refer-
enced by the IBC. Chapter
23 of the IBC has specic
requirements for connec-
tions and fasteners used
with wood, including pre-
servative-treated wood.
Similar specications are in
Chapter 3 of the IRC.
13
Technical BulleTin 2 – auGuST 2008
additional guidance, see Technical Bulletin 8, Corrosion Protection for Metal Connectors in Coast-
al Areas. Also see TPI/WTCA Guidelines for Use of Alternative Preservative Treatments with Metal
Connector Plates for further guidance on metal plate connected wood trusses manufactured with
preservative treated lumber (http://www.sbcindustry.com/images/PTWGuidelines.pdf).
Construction Examples
Buildings in Zones A, AE, A1-A30, AR, AO, and AH
Figure 1 illustrates a solid foundation wall (crawlspace) elevated to meet the minimum re-
quirement that the lowest floor be at the BFE. Figure 2 illustrates framed walls that may be
used for enclosures below the BFE that are used for parking of vehicles, building access, and
storage.
To maximize allowable use of enclosures below the BFE, it is a common practice to extend
the foundation a full story, even though that puts the lowest floor well above the BFE. In such
cases, while the NFIP requirement is that flood damage-resistant materials be used only below
the BFE, it is strongly recommended that such materials be used for all construction below the
lowest floor. This will reduce flood damage to the enclosed area in the event flooding exceeds
the BFE. For additional guidance on enclosures in A zones, see Technical Bulletin 1, Openings
in Foundation Walls and Walls of Enclosures Below Elevated Buildings in Special Flood Hazard Areas.
Figure 1. Building elevated on solid
foundation walls meeting the minimum
NFIP requirements for Zones A, AE, A1-
A30, AR, AO, and AH
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Technical BulleTin 2 – auGuST 2008
Buildings in Zones V, VE, and V1-V30
The NFIP regulations require that the bottom of the lowest horizontal structural member of
the lowest floor (usually the floor beam or girder) of buildings in Zones V, VE, and Vl-V30
be at or above the BFE. Therefore, all materials below the bottom of those members must be
flood damage-resistant materials. This requirement applies to lattice work and screening, and
also to materials used to construct breakaway walls that enclose areas below the lowest floor.
Depending on the design parameters selected, breakaway walls may remain in place during
low-level floods and must be flood damage-resistant so that they can be readily cleaned and
not deteriorate over time due to wetting. Figure 3 illustrates the requirement. For additional
guidance on breakaway walls used to enclose areas under buildings in V zones, see Technical
Bulletin 9, Design and Construction Guidance for Breakaway Walls Below Elevated Coastal Build-
ings.
Additional Uses of Flood Damage-Resistant Materials
Accessory Structures
Accessory structures may be allowed in SFHAs provided they are located, installed, and con-
structed in ways that comply with NFIP requirements. Some communities allow accessory
structures that are limited to the uses specified for enclosures below the BFE: parking of ve-
hicles and storage. As with other buildings, accessory structures below the BFE are required to
be constructed with flood damage-resistant materials. In addition, accessory structures must
be anchored to resist flotation, collapse, and lateral movement and comply with other require-
ments based on the flood zone. For additional information and requirements, contact the
appropriate community permitting office.
Figure 2. Framed enclosure under
building elevated in accordance with
NFIP requirements for Zones A, AE,
A1-A30, AO, and AH
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Technical BulleTin 2 – auGuST 2008
Wet Floodproofing
Wet floodproofing is a method to reduce damage that typically involves three elements: allow-
ing floodwaters to enter and exit to minimize structural damage, using flood damage-resistant
materials, and elevating utility service and equipment. When a building is retrofitted to be
wet floodproofed, non-flood damage-resistant materials that are below the BFE should be re-
moved and replaced with flood damage-resistant materials. This will reduce the costs of repair
and facilitate faster recovery.
Wet floodproofing is not allowed in lieu of complying with the lowest floor elevation require-
ments for new residential buildings (or dry floodproofing of nonresidential buildings in
A zones). The exception is accessory structures, as noted on the previous page. Wet flood-
proofing may also be used to voluntarily retrofit buildings that are older than the date of the
community’s first FIRM (commonly referred to as “pre-FIRM”), provided the requirement to
Figure 3. Flood damage-resistant building material requirements for buildings elevated in accordance with
NFIP requirements for Zones V, VE, and V1-V30
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Technical BulleTin 2 – auGuST 2008
bring such buildings into compliance is not triggered (called “substantial improvement”). Fig-
ure 4 illustrates some suggested retrofitting of interior walls in a pre-FIRM building. However,
please note that the techniques illustrated in Figure 4 cannot be used to bring a substantially
damaged or substantially improved building into compliance with the NFIP. For additional in-
formation on wet floodproofing, see Technical Bulletin 7, Wet Floodproofing Requirements.
Buildings Outside of SFHAs
FEMA reports that up to 25 percent of NFIP flood insurance claims are paid on buildings that
are outside of the mapped SFHA. This occurs for many reasons, including out-of-date maps
and local drainage problems. In areas known to be prone to flooding that are not subject to
the NFIP requirements, it is recommended that flood damage-resistant materials be used for
construction of new buildings and for repair or renovation of existing buildings. Figure 4 il-
lustrates some options.
Figure 4. Partial wet floodproofing technique using flood damage-resistant materials for finished wall
construction.
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Technical BulleTin 2 – auGuST 2008
The NFIP
The U.S. Congress established the NFIP with the passage of the National Flood Insurance
Act of 1968. The NFIP is a Federal program enabling property owners in participating com-
munities to purchase insurance as protection against flood losses, in exchange for State and
community floodplain management regulations that reduce future flood damages. Participa-
tion in the NFIP is based on an agreement between communities and the Federal Government.
If a community adopts and enforces adequate floodplain management regulations, FEMA will
make flood insurance available within the community.
Title 44 of the U.S. Code of Federal Regulations contains the NFIP criteria for floodplain man-
agement, including design and construction standards for new and substantially improved
buildings located in SFHAs identified on the NFIP’s FIRMs. FEMA encourages communities
to adopt floodplain management regulations that exceed the NFIP criteria. As an insurance
alternative to disaster assistance, the NFIP reduces the escalating costs of repairing damage to
buildings and their contents caused by floods.
NFIP Technical Bulletins
This is one of a series of Technical Bulletins that FEMA has produced to provide guidance
concerning the building performance requirements of the NFIP. These requirements are con-
tained in Title 44 of the U.S. Code of Federal Regulations at Section 60.3. The bulletins are
intended for use by State and local officials responsible for interpreting and enforcing the re-
quirements in their floodplain management regulations and building codes, and by members
of the development community, such as design professionals and builders. New bulletins, as
well as updates of existing bulletins, are issued periodically, as necessary. The bulletins do not
create regulations; rather, they provide specific guidance for complying with the requirements
of existing NFIP regulations. Users of the Technical Bulletins who need additional guidance
should contact their NFIP State Coordinator or the appropriate FEMA regional office. The
User’s Guide to Technical Bulletins (http://www.fema.gov/pdf/fima/guide01.pdf) lists the bul-
letins issued to date.
Ordering Technical Bulletins
The quickest and easiest way to acquire copies of FEMA’s Technical Bulletins is to down-
load them from the FEMA website (http://www.fema.gov/plan/prevent/floodplain/techbul.
shtm).
Technical Bulletins also may be ordered free of charge from the FEMA Distribution Cen-
ter by calling 1-800-480-2520, or by faxing a request to 1-240-699-0525, Monday through
Friday between 8 a.m. and 5 p.m. EST. Please provide the FEMA publication num-
ber, title, and quantity of each publication requested, along with your name, address, zip
code, and daytime telephone number. Written requests may be submitted by email to:
FEMA-Publications-W[email protected]
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Technical BulleTin 2 – auGuST 2008
Further Information
The following publications provide further information concerning the use of flood damage-
resistant materials.
Algan, H. and Wendt, R. 2005. Pre-Standard Development for the Testing of Flood-Damage-Resistant
Residential Envelope Systems, Comparison of Field and Laboratory Results - Summary Report, Oak
Ridge National Laboratory, June 2005.
American Red Cross, FEMA. 1992. Repairing Your Flooded Home, FEMA 232, ARC 4477.
American Society of Civil Engineers, Structural Engineering Institute. 2005. Flood Resistant De-
sign and Construction, ASCE/SEI 24-05.
American Society of Civil Engineers, Structural Engineering Institute. 2005. Minimum Design
Loads for Buildings and Other Structures, ASCE/SEI 7-05.
Brick Institute of America, n.d. Technical Notes for Brick Construction, Brick Institute of America,
McLean, Virginia.
California Integrated Waste Management Board. 2004. “Recycled Plastic Lumber,” Cal-
ifornia Integrated Waste Management Board, web page, last updated June 22, 2004
(http://www.ciwmb.ca.gov/Plastic/Recycled/Lumber).
Department of Energy. 2005. Energy-Efficient Flood-Damage-Resistant Home Reconstruction,
(http://www.ornl.gov/sci/res_buildings/FEMA-attachments/Flood_damage-reconstruction.
pdf).
FEMA. 1991. Answers to Questions About Substantially Damaged Buildings, FEMA 213.
FEMA. 1993. Wet Floodproofing Requirements, Technical Bulletin 7-93, FIA-TB-7.
FEMA. 1996. Corrosion Protection for Metal Connectors in Coastal Areas, Technical Bulletin 8-96,
FIA-TB-8.
FEMA. 2000. Coastal Construction Manual, FEMA 55CD (3rd edition).
FEMA. 2005. Home Builder’s Guide to Coastal Construction: Technical Fact Sheet Series, FEMA 499.
FEMA. 2006. Mitigation Assessment Team Report: Hurricane Katrina in the Gulf Coast, FEMA 549.
FEMA. 2007. National Flood Insurance Program: Flood Insurance Manual, Revised October 2007.
International Code Council, Inc. 2006. International Building Code
®
, IBC
®
2006.
International Code Council, Inc. 2006. International Residential Code
®
, IRC
®
2006.
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Technical BulleTin 2 – auGuST 2008
Simpson Strong-Tie. 2008. Technical Bulletin: Preservative-Treated Wood, Simpson Strong-Tie
T-PTWOOD08-R, July 2008 (http://www.strongtie.com/ftp/bulletins/T-PTWOOD08-R.pdf).
TPI/WTCA. 2004. TPI/WTCA Guidelines for Use of Alternative Preservative Treatments with Metal
Connector Plates, updated June 4, 2007, (http://www.sbcindustry.com/images/PTWGuide-
lines.pdf).
U.S. Army Corps of Engineers. 1984. Flood Proofing Systems and Techniques, U.S. Army Corps of
Engineers, December 1984.
U.S. Army Corps of Engineers. 1995. Flood Proofing Regulations, Chapters 9 and 10, U.S. Army
Corps of Engineers, EP 1165-2-314.
Wood Truss Council of America (WTCA). 2005. The Load Guide: Guide to Good Practice for
Specifying and Applying Loads to Structural Building Components, (http://www.sbcindustry.com/
loads.php).
World Floor Covering Association (WFCA). n.d., Anaheim, California
(http://www.wfca.org/index.html).
Glossary
Accessory structure — A structure that is on the same parcel of property as a principal struc-
ture, the use of which is incidental to the use of the principal structure.
Base flood — The flood having a 1-percent chance of being equaled or exceeded in any given
year, commonly referred to as the “100-year flood.” The base flood is the national standard
used by the NFIP and all Federal agencies for the purposes of requiring the purchase of flood
insurance and regulating new development.
Base flood elevation (BFE) — The height of the base (1-percent annual chance or 100-year)
flood in relation to a specified datum, usually the National Geodetic Vertical Datum of 1929,
or the North American Vertical Datum of 1988.
Basement — Any area of a building having its floor subgrade (below ground level) on all
sides.
Enclosure or enclosed area — Areas created by a crawlspace or solid walls that fully enclose
areas below the BFE.
Federal Emergency Management Agency (FEMA) — The Federal agency that, in addition to
carrying out other activities, administers the National Flood Insurance Program.
Federal Insurance and Mitigation Administration (FIMA) — The component of FEMA
directly responsible for administering the flood hazard identification and floodplain manage-
ment aspects of the NFIP.
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Flood Insurance Rate Map (FIRM) — The official map of a community on which FEMA has
delineated both the special flood hazard areas (SFHAs) and the risk premium zones appli-
cable to the community.
Floodprone area — Any land area susceptible to being inundated by floodwater from any
source.
Lowest floor — The lowest floor of the lowest enclosed area of a building, including a base-
ment. Any NFIP-compliant unfinished or flood-resistant enclosure usable solely for parking
of vehicles, building access, or storage (in an area other than a basement) is not considered
a building’s lowest floor, provided the enclosure does not render the structure in violation of
the applicable design requirements of the NFIP.
Registered Design Professional — An individual who is registered or licensed to practice
their respective design profession as defined by the statutory requirements of the professional
registration laws of the State or jurisdiction in which the project is to be constructed.
Special Flood Hazard Area (SFHA) — An area delineated on a FIRM as being subject to in-
undation by the base flood and designated as Zone A, AE, A1-A30, AR, AO, AH, A99, V, VE,
or V1-V30.
Substantial damage — Damage of any origin sustained by a structure whereby the cost of re-
storing the structure to its before-damaged condition would equal or exceed 50 percent of
the market value of the structure before the damage occurred. Structures that are determined
to be substantially damaged are considered to be substantial improvements, regardless of the
actual repair work performed.
Substantial improvement — Any reconstruction, rehabilitation, addition, or other improve-
ment of a structure, the cost of which equals or exceeds 50 percent of the market value of the
structure (or smaller percentage if established by the community) before the “start of con-
struction” of the improvement. This term includes structures that have incurred “substantial
damage,” regardless of the actual repair work performed.